GENERAL DEVELOPMENT PLAN

ANN ARBOR
CHARTER TOWNSHIP

October 8, 2001

Ann Arbor Township Board

Elizabeth Langford, Supervisor
Catherine Braun, Clerk
Virginia A. Forshee, Treasurer
John Allison, Trustee
Richard Dieterle, Trustee
Della DiPietro, Trustee
Michael Moran, Trustee

Ann Arbor Township Planning Commission

Herbert Sloan, Chair
Norma Marshall, Vice Chair
Jane Zimmerman, Secretary
Michael Moran
Diane O'Connell
Kris Olsson
James Snyder

Adopted by the Ann Arbor Township Planning Commission
on October 8, 2001.
Endorsed by the Ann Arbor Township Board
on ____________, 2001.

GENERAL DEVELOPMENT PLAN ANN ARBOR CHARTER TOWNSHIP

October 8, 2001

TABLE OF CONTENTS PAGE NOS.

PART 1 INTRODUCTION
SECTION 1.01 RELATION TO THE 1992 PLAN 2
SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN 2-3
SECTION 1.03 THE PLANNING AREA 3

PART 2 HISTORY OF ANN ARBOR TOWNSHIP
SECTION 2.01 PHYSIOGRAPHIC HISTORY 5
SECTION 2.02 TRAILS OF NATIVE AMERICANS 6
SECTION 2.03 EARLY SETTLEMENT 6-8
SECTION 2.04 RAILROADS 8
SECTION 2.05 FREEWAYS 8
SECTION 2.06 AREA GROWTH 8-9
SECTION 2.07 CONCLUSION 10

PART 3 EXISTING CONDITIONS: THE PLANNING
AGENDA 12-23

PART 4 OBJECTIVES 25-27

PART 5 STRATEGY 29-31

PART 6 POLICIES
SECTION 6.01 AGRICULTURAL AREA POLICIES 33-35
SECTION 6.02 RESIDENTIAL AREA POLICIES 35-40
SECTION 6.03 COMMERCIAL AREA POLICIES 40-41
SECTION 6.04 OFFICE AREA POLICIES 41
SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES 41-42
SECTION 6.06 STREET AND TRANSPORATION POLICIES 42-47
SECTION 6.07 PUBLIC FACILITIES POLICIES 47-53
SECTION 6.08 NATURAL FEATURES POLICIES 53-57

PART 7 IMPLEMENTATION OF PLAN POLICIES
SECTION 7.01 INTRODUCTION 59
SECTION 7.02 ZONING REGULATIONS 59-61
SECTION 7.03 REGULATION OF LAND DIVISION 61-62
SECTION 7.04 INFRASTRUCTURE 62-63

PART 8 PLAN MONITORING
SECTION 8.01 INTRODUCTION 65
SECTION 8.02 BENEFITS OF MONITORING PROGRAM 65
SECTION 8.03 DESCRIPTION OF PROGRAM 65-66

GLOSSARY 68-69

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MAPS AND TABLES

Number Name Following page

MAP 1 Planning Area 3

MAP 2 Early Trails 6

MAP 3 City Boundaries 9

MAP 4 Land Use Plan 32

MAP 5 Residential Areas Plan 39

MAP 6 Street Plan 46

MAP 7 Sanitary Sewer Service 47

MAP 8 Water Service 48

MAP 9 Public Facilities 49

MAP 10 Natural Features 56

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PART 1

INTRODUCTION

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART I INTRODUCTION
SECTION 1.01 RELATION TO THE 1992 PLAN

The township's previous comprehensive general development plan was adopted in 1992. Since that time, conditions affecting the township have changed to the point that a major revision of that plan has become warranted. In addition, its day-to-day use points to certain elements needing improvement. In light of these circumstances, the Planning Commission has decided to completely revise that plan. The revised version will, upon adoption by the Planning Commission, replace the comprehensive general development plan adopted in 1992.

SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN

A. The plan describes the Planning Commission's strategies for the future of Ann Arbor Township and the policies that are intended to implement them. Those strategies address the fundamental issues that the Planning Commission expects the township to face in the next 20 years. The plan is focused on a limited number of issues in order to concentrate on those that can truly make a difference in the township's future.

B. Since the plan concentrates on strategies and policies, it is general in nature, focusing on the Planning Commission's intended response to various issues. Thus, it does not prescribe or predict uses of specific parcels of land, except in a few circumstances such as the Washtenaw Community College campus. Instead, it describes the intended uses of general areas. The plan is not intended to be a "blueprint" for the future, and should not be interpreted in this fashion. It also does not state that a certain action will be taken at a future time. To use the plan in either fashion would require the Planning Commission to make decisions today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity.

C. The plan provides guidelines for making decisions or recommendations in the future. For example, it provides the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board, and for Planning Commission decisions on site plans. Decisions will be made on a case-by-case basis at the time necessary and within the context of the plan. The plan will be amended if analysis generated by required decisions indicates that changes are deemed appropriate.

D. The plan recognizes the fact that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues it addresses might also change over time, and strategies and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement may be in the form of restating, deleting, or adding to the issues, strategies, goals, or policies set forth in the following pages. It may also involve the creation of detailed policies for specific areas of the township. These changes might result from an analysis of a specific development proposal, such as a rezoning petition; a capital improvement proposal by the township or other government body; or a periodic review of the plan or a detailed study of a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan, as well as the planning process, to changing conditions.

E. The plan is an overall guide to decision-making. Continual use of the planning process, and not just the plan itself, will assure that decisions regarding land uses and facilities will be better than they would be in the absence of such a process. It is the Planning Commission's intent to continually improve the planning process as well as the plan.

F. The plan was designed to indicate the preferred uses for all parts of the planning area, rather than for a projected population or a target year.

G. The maps in the plan are intended only to illustrate some of the policies described in the text. They show general locations of uses and facilities. The text of the plan should be consulted for a description of policies that apply to specific areas or features.

SECTION 1.03 THE PLANNING AREA

The planning area includes all areas of the township that are to remain in Ann Arbor Township based on the 1994 Boundary Policy Statement with the City of Ann Arbor. The plan does not designate uses for those areas currently in Ann Arbor Township but that are to be annexed by the City in accordance with the terms of the Boundary Policy Statement.

The planning area contains approximately 9,500 acres or 15 square miles. (See map 1.) It is divided into three sub areas, only for ease and convenience of reference to locations within the planning area. These are:

* The northwest area, the area west of US 23 and North of M14

* The north area, the area east of US 23 and North of M14

* The east area, the area east of US 23 and south of M14. This is the only area in the planning area that has public water and sanitary sewer services.

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PART 2

HISTORY OF ANN ARBOR TOWNSHIP

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 2 HISTORY OF ANN ARBOR TOWNSHIP

SECTION 2.01 PHYSIOGRAPHIC HISTORY

The history of the Ann Arbor area began long before recorded accounts of initial settlement. The physical setting of the area was established approximately 14,000 years ago at the end of the last glaciation. The melting glacier created the area's topography and natural drainage systems. Debris was deposited at the front of the melting glacier. Two ridges, one on the east side of the present city and one on the west, were formed as a result. Kettle holes were also formed and became ponds or lakes.

The glacier played an important role in the settlement and subsequent development of the Ann Arbor area. It, of course, created the final topography-final until humans began excavating, filling and grading during the 19th and 20th centuries-and the Huron River and tributary streams, wetlands, and ponds. Many of the results are still visible today. It was also responsible for the area's fine soils, which supported agricultural production after the area was opened in the early 1800's for settlement. Sand, gravel, and boulders that were deposited by the glacier's melting were used for building materials. Potential building sites were created.

The geologic feature with primary impact on the settlement and development of the Ann Arbor area was the Huron River and its tributary streams. The former was used as a transportation route from Detroit, and Lake Erie, west to Rawsonville (also known as Snow's Landing in early years). Since the river was not navigable west of this point, materials and supplies were shipped by wagon for the remainder of the trip to Ann Arbor. Land shipment was undependable, however; in wet weather the roads that existed in early years were impassable. This forced the early settlers to become more self-sufficient, resulting in the establishment of flour, saw, and paper mills on the river and its tributaries.

The natural features of the area encouraged establishment of an agricultural industry from the first days of settlement. Crops and livestock were raised, leading to the establishment of grain mills and later to tanneries and wool mills.

The site for the original settlement of Ann Arbor was selected because of its physical features. John Allen and Elisha Rumsey, who explored Washtenaw County for a possible settlement site, chose the Ann Arbor area because they found here "a natural clearing with fertile soil, a nearby river to furnish water power and transportation, and proximity to the growing commercial center of Detroit."

One Ann Arbor historian described this area's natural attributes in 1881 as follows:

"The locality has had every advantage; nature made it beautiful, the American pioneer made it useful. The former conferred upon it a rich soil and a great water power; the latter utilized each, transforming the soil into well ordered gardens and turning the waters of the river into channels of industry."

SECTION 2.02 TRAILS OF NATIVE AMERICANS

Prior to the coming of the European settlers in the early 1800s, the area was inhabited by Native Americans. They had two village sites close to Ann Arbor Township, but none within it-one just to the north, between Pontiac Trail and Joy Road in Section 35 of Northfield Township, and one at Packard and Stone School Roads in Pittsfield Township. A number of their trails crossed the township, usually following high ground and waterways, skirting the edges of dense woods and swamps. They intersected on the west side of the current Ann Arbor central business district. A map from a Washtenaw County history published in 1881 shows 11 trails in the township. Many of them became roads in the early settlement period; these remain to the present day. For example, Plymouth Road, Fuller/Geddes, Geddes/Huron River Drive, Washtenaw Avenue east of Stadium Boulevard, Main Street, Liberty Street, Dexter/Huron Street west of Main Street, and Miller Avenue all generally follow the earlier trails. Portions of Joy Road and Pontiac Trail also follow the route of earlier trails. The generalized location of these trails is shown on Map 2.

SECTION 2.03 EARLY SETTLEMENT

The history of Ann Arbor Township from the days of initial settlement to the present has been inextricably connected to the history of the city. Whereas the township of Ann Arbor was created in 1827, five years after Washtenaw County was formed, the city was officially founded as a settlement on February 2, 1824, when Allen and Rumsey registered their claim to 640 acres of land. The new settlement was named "Ann's Arbor," after the founders' wives and for the grove-like appearance of the site. Shortly after settlement, Ann's Arbor was designated the county seat.

Ann Arbor Township was created in 1827 when the Legislative Council of the Michigan Territory divided the county into three townships-Ypsilanti, Dexter, and Ann Arbor. Those townships were subsequently divided into the 20 that exist today. An 1843 map shows Ann Arbor Township with 36 sections, so its final size was established between 1827 and 1843.

The township, including the future city of Ann Arbor, grew slowly in the first few years. The area experienced a spurt of growth after the Erie Canal was completed in 1825. The canal linked Detroit and points west with the east coast by connecting Lake Erie with the Hudson River. By 1827, the settlement of Ann Arbor had a population of 150 people and 20 to 30 dwellings. Supplies were procured in Detroit and brought by wagon through Plymouth or by boats pushed upstream on the Huron River to present-day Rawsonville, where they were shipped by wagon for the remainder of the trip to Ann Arbor.

On April 23, 1833, the Michigan Legislative Council approved a statute that permitted incorporation of the Village of Ann Arbor. The act made the corporate limits of the new village the same as the boundaries of the original plat that was laid out and recorded by Allen and Rumsey. A history of Washtenaw County shows the population of the village and remaining township as 2,900 people. At that time the area had 4 churches, 2 newspapers, 2 banks, 8 mills and factories, numerous stores, 11 lawyers, and 9 physicians. The state legislature, in 1837, approved the transfer of the University of Michigan from Detroit to the new village. The university located itself on a tract of land on the east edge of the village plat.

The railroad from Detroit was opened in 1839, spurring a new round of growth in the Ann Arbor area. Transportation to and from the area was now much easier, not to mention faster.

The earliest good map now available was prepared in 1843. This map, if it is reasonably accurate, shows a number of features that are historically important to the development of the area. First, the routes of most of the area's current surface roads were already established by 1843. There are, however, some notable differences between then and now. For example, Warren Road (all names are current ones) did not extend west of Pontiac Trail at that time; Dhu Varren Road crossed the entire township, from what is now Ford Road at Dixboro Road to Maple Road; and Dhu Varren Road had a bridge across the Huron River. Maple Road terminated at Dhu Varren Road and also crossed the river.

The map also shows six roads crossing the river in 1840. They were Maple Road, Dhu Varren Road (across what is now Barton Pond), Beakes Street (as an extension of Plymouth Road), Maiden Lane (between Fuller/Glazier Way and Plymouth/Beakes), Fuller/Glazier Way, and Geddes Road. Three of these crossings were within one-half mile of each other in the village; the others were at the west and east edges of the township. The river was, therefore, a physical barrier to movement between the north and south parts of the township between these widely separated crossing points.

The village occupied about one square mile of land in 1843, leaving the township with all but one of its original 36 square miles. The Michigan Central railroad is shown in the Huron River valley, but the Ann Arbor railroad is not shown, as it had not yet been constructed. A number of mills existed in the area in 1843: a sawmill (Chull's) and a paper mill in Section 7 (between the railroad and the river in the vicinity of Newport and Bird Roads); a sawmill (Kellogg's) and a flour mill on the east side of the river in Section 17 (west of Whitmore Lake Road); a sawmill (Woodruff) on Mallets (n) Creek in Section 35 (on the south edge of the swamp along Huron River Drive); a sawmill and flour mill (Geddes) between the railroad and river in Section 36) at the intersection of Dixboro and Geddes Roads and two sawmills on Fleming Creek, one south of Geddes Road in Section 25, probably Parker Mill, identified as Pages, and one in Section 24, on the present University of Michigan property. Another sawmill was located on Traver Creek (Traverse) in Section 21, just north of Plymouth Road. Three schoolhouses were in or close to Ann Arbor Township. One was located south of Joy Road at Whitmore Lake Road, and two on the north side of Joy Road one in Northfield Township at Pontiac Trail and the other in Salem Township at Dixboro Road. A post office was located in Northfield Township, just north of the school at Whitmore Lake Road.

Thus, the map shows that almost all the economic and social facilities that had been constructed by 1843 were either in the village, along the river, or in the portion of the township north of the river. The map shows nothing south of the river outside the village, except a furnace just west of the village, in the vicinity of First Street and the aforementioned sawmill in Section 35. This suggests that developments existing by 1843 were either in the village or north of the river.

SECTION 2.04 RAILROADS

Construction of railroad tracks had an impact on the settlement of Ann Arbor Township and the surrounding area in two ways. Because of their ability to move people, produce, products, and equipment with relative ease, the stage was set for economic growth. At the same time, the tracks created a barrier. Road extensions were less frequent than they might have been in the absence of the railroad. With the additional obstacles posed by the Huron River, crossings were difficult and expensive. A current example is the Dixboro Road crossing of the river and railroad.

The township is crossed by two railroads. The Michigan Central, completed in 1839, crosses it in a northwest-southeast direction, generally following the Huron River. The original route still exists. The second railroad, the Ann Arbor, was constructed during the latter part of the 19th century. A map dated 1895 shows the railroad in its current alignment, except for the segment just north of Plymouth Road. The railroad track diverged from its current route to the northeast in the southwest corner of Section 15 in the vicinity of Upland Drive. It then followed a northeasterly course through Section 14, and turned north through Sections 11 and 4 about midway between Nixon and Earhart Roads. The track turned northeast again in Northfield Township to Leland Station, at North Territorial and Earhart Roads. At this point it turned to the northwest to Whitmore Lake. The 1895 map shows a proposed "cutoff" route through Ann Arbor Township, which became the present alignment of the track. Since a 1911 map shows the entire railroad in its current alignment through the township, the cutoff must have been constructed between 1895 and 1911.

SECTION 2.05 FREEWAYS

Construction of the freeway system in the Ann Arbor area continued the transportation improvements that attracted economic development. The freeways, especially M14, improved travel time between the Ann Arbor and Detroit metropolitan areas, and made the Ann Arbor area a more functional part of the larger southeast Michigan region. Ann Arbor Township, in particular, became a more accessible place to live.

SECTION 2.06 AREA GROWTH

The interweaving of the city and township histories is characterized by a pattern of the city's incorporated area expanding into the township. Since its founding, the city has expanded into Pittsfield Township to the south and Scio Township to the west. But the largest part of the city by far is located in what was at one time Ann Arbor Township. The location of city areas in Ann Arbor Township for selected years is shown on Map 3. (Note: This map was derived from readily available information. Comparison of available maps suggests that there are some errors in the various delineation's of city boundaries over the years, but the overall outline of the incorporated area is reasonably accurate. It should also be noted that the city's boundaries shown on Map 3 are highly generalized. As a result, numerous islands as well as irregularities in the boundaries are not shown because of the small scale of the map.)

The map shows that the city's growth, as expressed by its corporate limits, was quite well balanced in all directions through the 1940s. Major growth occurred to the east and northeast between 1950 and 1970. A smaller amount of growth occurred in the Ann Arbor Township portion of the city from 1970 through the 1990s. This most recent growth consisted primarily of infill of older islands and relatively small accretions of land on the perimeter, particularly in the northeast part of the city.

Since 1843, the township's land area, as shown in the following table, decreased by about 50 percent:

1843 35 square miles
1934 29 1/2 square miles
1949 27 1/2 square miles
1970 18 square miles
1991 17 square miles
2000 16 1/2 square miles

(Note: The average figures are estimates and include Barton Hills Village.)

The township's population has fluctuated over the years since its founding. The decennia population figures are:

1850 4,870
1860 2,055
1870 1,383
1880 1,400
1900 1,055
1910 934
1920 967
1930 2,223
1940 3,198
1950 2,795
1960 3,521
1970 3,488
1980 3,445
1990 3,828
2000 5,055

(Note: All population figures include Barton Hills Village.)

SECTION 2.07 CONCLUSION

This brief survey of Ann Arbor Township's past shows that the area's potential for growth was established early by several factors that would influence its character and the opportunities it offered. First, its natural setting the result of the last glacial age left the area with a scenic beauty, good soil for agriculture to support early settlers, and ample water supplies. Next, human settlements provided the foundation for development. Native Americans traversed the area with trails that established the pattern for most of the current road system. European settlers, who came later, founded the City of Ann Arbor and Ann Arbor Township. The city gradually became the dominant social and economic force in the life of the township: it was a magnet for urban growth and a consumer of township land to support that growth.

The third factor contributing to the area's growth potential was the major improvements made to the transportation system tying the area to much larger economic regions. The railroads created the first dependable and efficient economic connection between the Ann Arbor and Detroit areas and provided a north-south connection to the rest of Michigan and to Toledo. More recently, the freeway system repeated the railroads' century-earlier impact on the area, but on a scale many times greater. The primary freeway orientation was east-west, particularly to the southeast Michigan region. A north-south orientation was created with construction of the I75/US23 freeway system, from the Canadian border at Sault Ste. Marie to southern Florida.

Fourth, throughout this period of development, the steady and sometimes rapid growth of the city took place primarily at the expense of Ann Arbor Township territory. Much of the original township area-about 50 percent-has been absorbed by the city to support its growth.

The remaining township territory still has the natural character that made the area attractive for initial settlement. The attractiveness of these features is amplified many times by the fast, easy access to millions of people and thousands of businesses provided by the freeway system. It is with these historical forces-natural beauty for a living and working environment, ready accessibility to a larger region, and the attraction of a major city on its doorstep-that Ann Arbor Township moved from the final years of the 20th century into the 21st.

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PART 3

EXISTING CONDITIONS - THE PLANNING AGENDA

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 3 EXISTING CONDITIONS - THE PLANNING AGENDA

A number of existing and anticipated conditions are expected to affect Ann Arbor Township in the future. These conditions are the framework for developing objectives and policies for planning in the next 20 years. These are the issues that the General Development Plan is designed to meet.

3.01 Township Location and Development Context.

A. Ann Arbor Township is located in a major development corridor. The southeast Michigan metropolitan area is growing westward along the I96 freeway, 16 miles to the north, and west in the M14 and I94 corridors to the Ann Arbor area and beyond. Convergence of the M14/I94 freeways at the west edge of the city of Ann Arbor increases the strategic position of Ann Arbor Township in terms of development pressure. The force is augmented by the northeastward expansion of the city to the M14/US23 boundary.

North-south growth in the US23 corridor between Ann Arbor and Brighton might become a significant force in the next 10 to 20 years. The south end of the corridor is still somewhat dormant in terms of development activity but development interest has intensified in the Whitmore Lake area and is substantial in the Brighton area. It is reasonable to expect that development pressure will continue in this corridor and the intensity of its impact is expected to increase in the northwest and north parts of the planning area.

B. The township will also be affected by a general trend in the national economy toward continued and, in some cases accelerated, decentralization of urban areas-the scattering of work centers and a large increase in the potential living area that is within a reasonable commuting distance of the work place. A continued increase in working at home will augment this trend. As a result, many people will be able to live where they want, without the constraint of commuting time. These factors, together with the attraction of the Ann Arbor area as a place to live and work, will add pressure to develop Ann Arbor Township.

C. Ann Arbor Township is an integral part of the Ann Arbor area. While the township does not have a single developed focal point, such as a central business district, it does have three characteristics that establish the unique character of the township. These are:

1. The township has a character of a sparsely developed, generally rural land use pattern in the northwest area, west of the Huron River, and in the north area. These areas, outside Barton Hills village, have farming operations and scattered large residential parcels of land.

2. The three very low density urban land use areas-Domino's Farms, the UM East Campus, and the Ann Arbor Technology Park, together represent a unique part of the entire Ann Arbor area. These are located in the north part of the east area and provide a distinct low-density contrast to the more intensely developed City to the west.

3. The east edge of the planning area, north of the Huron River, is for the most part, in permanent open space and consequently creates a greenbelt along the northeast edge of the Ann Arbor urban area. This open space consists of the Radrick Farms/Botanical Gardens/Fleming Creek corridor, Marshall Park, and Hoerner McGloughlin Woods.

Thus, except for the higher urban density represented by Village Green, the Fleming Creek subdivision and the Arbors, Arbor Township is a very low density contrast and boundary to the north and northeast edges of the city of Ann Arbor. Its proximity to the City helps emphasize the character of Ann Arbor Township.

D. The annexation issue between Ann Arbor Township and the City of Ann Arbor was resolved in 1994 by the City and Township each adopting an identical policy statement. These statements provide for the orderly annexation of township properties within a set boundary. The boundary generally follows the freeway around Ann Arbor formed by M14 and US23. Land beyond this boundary will not be annexed by the City.

E. At least half of the Township's planning area has relatively fixed land use pattern because of existing development, lot sizes, and location. Parts of this area are either fully developed or the existing land use pattern sets the stage for the future (as in the case of Domino's Farms Office Park and the U of M east campus, although in the latter situation the specific future uses are not known at this time, only the basic street and open space patterns). Not more than eight square miles of the planning area have alternative land use possibilities, and, in some cases, these alternatives are constrained by location of the land and surrounding conditions.

3.02 Land Use Policies of Neighboring Communities.

A. Ann Arbor Township shares its borders with seven other townships and the City of Ann Arbor. Three of the neighboring townships only touch Ann Arbor Township at its northwest, northeast and southeast corners. In addition, the University of Michigan is a significant landowner in the township. Development activities and planning policies in these communities and in the U of M East Campus will impact the future character of the township. Understanding the existing conditions in these areas is essential to establishing policies for Ann Arbor Township.

1. The University of Michigan. The University of Michigan has significant land holdings in and near Ann Arbor Township. The University owns 390 acres in the Ann Arbor Technology Park and additional acreage elsewhere in the township. An office complex and a medical facility at the corner of Plymouth and Earhart Roads are currently the only existing University developments in the township. However, the University is expected to develop the East Campus in coming years. The University has not yet announced policies for this area. Such development will have significant impacts on township water and sewer capacity, traffic, and natural features. These impacts cannot be described or quantified due to the present lack of information.

2. City of Ann Arbor. The city's ability to annex Ann Arbor Township properties is limited to those areas agreed upon in the 1994 Boundary Policy Statement. However, development in areas of the city bordering the township may strongly impact land uses within the township. For example, the city foresees multiple-family residential growth in its northeast area. The density of this kind of development could have spillover effects on future land use in the adjoining parts of Ann Arbor Township. A cooperative planning relationship with the city is important so that planning policies of both municipalities in border areas will be compatible with each other.

3. Northfield Township. Northfield Township borders Ann Arbor Township to the north along Joy Road. Northfield Township is experiencing continued urbanization around Whitmore Lake, with possible future extension of urban development south along Whitmore Lake Road and US23. Future residential development will likely take place in this area, as well as at the US23/North Territorial Road interchange and around Horseshoe Lake. In the area bordering Ann Arbor Township, Northfield plans to promote agricultural uses and some residential development on one to 10 acre lots.

4. Pittsfield Township. The northeast part of Pittsfield Township (Section 1) borders Ann Arbor Township along Clark Road. Existing apartment and office complexes are located adjacent to Ann Arbor Township. The Washtenaw County Service Center property abuts Ann Arbor Township at the intersection of Clark and Hogback Roads. The north part of the service center property is open for further development for County government functions.

5. Salem Township. Salem Township's southwest corner touches the northeast corner of Ann Arbor Township at the intersection of Joy and Dixboro Roads. Salem's Growth Management Plan calls for low-density residential growth in this area (two acre minimum lot sizes).

6. Scio Township. Scio Township abuts the western border of Ann Arbor Township at Maple Road. Scio's Master Land Use Plan prescribes low to medium density residential uses in this area (one to 2.5 acre minimum lot areas).

7. Superior Township. The western border of Superior Township is adjacent to Ann Arbor Township along Dixboro Road, from Joy Road to just south of Plymouth Road. University of Michigan property (Matthaei Botanical Gardens and Radrick Farms) forms a buffer between the two townships from Plymouth Road south to Geddes Road for a length of approximately 2 1/2 miles. North of the Dixboro community, agricultural and rural residential uses predominate on two to five acre lots. Near the community of Dixboro, a suburban residential pattern with one acre and larger lots is generally established by existing development (as in the Tanglewood subdivision), although the older part of Dixboro has smaller lots. Protection of the character and quality of life in the Dixboro community is a top priority of Superior Township's general development plan. The southern areas of Superior Township, which have access to public water and sewer, support relatively low-density residential development (two acre lot minimums) in the southeast and the Catherine McAuley Health Center. The Health Center abuts land in Ann Arbor Township.

8. Webster Township. Webster Township touches the northwest corner of Ann Arbor Township at the junction of Maple and Joy Roads. Webster Township's General Plan directs new residential development toward the existing settlement of Loch Alpine and the Village of Dexter. The agricultural area in the southeast corner of Webster Township is designated for low to medium density residential use with relatively small minimum lot sizes (one to two acres) in the Township's General Plan.

9. Ypsilanti Township. The northeast corner of Ypsilanti Township touches the southeast corner of Ann Arbor Township at the intersection of Golfside and Clark Roads. This area is developed with multi-family residential land uses and office facilities.

3.03 Environmental Conditions.

A. The gently rolling landscape of Ann Arbor Township is dominated by agricultural lands, woodlands, wetlands, and two major stream corridors-Traver Creek and Fleming Creek. These features help define the rural character of the area and distinguish it from the urban character of the city. The existence of sensitive natural features throughout the township puts limits on the development potential of land and has resulted in township policies and ordinances to preserve agriculture, open space, and natural features. Natural features also add amenities and value to existing residential development. A description of the primary natural features that constitute the township's environment follows; MAP 10 indicates in a general manner where these features are located. Field study is always necessary to identify the exact location and boundaries of these areas as part of the development review process.

1. Watersheds and watercourses. Ann Arbor Township lies within the Huron River Watershed. The Huron River, at Barton Pond, serves as a drinking water source, and the river and its tributaries provide wildlife habitat, recreation opportunities, and scenic beauty.

The Township is located in five primary sub-watersheds, or "creeksheds," the Middle Huron, Traver Creek, Horseshoe Creek, Fleming Creek, and Swift Run. The Middle Huron sub-watershed covers the northern portion of the Township; the Traver Creek basin lies in the middle of the Township; the Horseshoe Creek basin extends south from Northfield Township into the north central region of Ann Arbor Township (Horseshoe Creek flows north toward Whitmore Lake); the Fleming Creek basin comprises most of the eastern portion of the Township; and the northern portion of the Swift Run basin lies in the southeastern area of the Township. Recognizing these watershed units is useful for planning purposes, and for monitoring the cumulative impact of development within each watershed.

The three most important watercourses in the Township are: Fleming Creek and its tributaries, Swift Run Drain, and Traver Creek. These waterways discharge into the Huron River.

Traver Creek flows through alternating agricultural and suburban residential areas.
Fleming Creek traverses several residential developments and the eastern side of U of M East Campus and Ann Arbor Technology Park. Swift Run Drain flows through wooded residential and developing areas on its way to the Huron River.

Both Fleming Creek and Swift Run Drain have management plans, which are designed to limit the impact of development on the creek corridors and watersheds. These plans should be incorporated into the General Development Plan. Fleming Creek is one of the highest quality tributaries in the Huron River watershed. The draft Fleming Creek Management Plan (FCMP) proposes strategies aimed at protecting water quality and preserving the rural character of the stream. The FCMP recommends strict control of stormwater and erosion to preserve and improve the creek's water quality. FCMP addresses future development, and recommends that construction in the creekshed is located away from streams, wetlands, steep slopes, and groundwater recharge areas. In addition to the FCMP, the Impervious Surface Reduction Project recommended stricter stormwater controls and limits on building sizes and paved areas in the watershed. However, most of the watershed's acreage is located outside of Ann Arbor Township, and Ann Arbor Township's policies will affect only a portion of the watershed. Political units that share the watershed should develop common policies designed to protect water quality.

2. Wetlands. Wetlands occur throughout the township as either isolated pockets of saturated soil or swales filled with water only in wet months, as year-round ponds, or as complex systems of swales and ponds connected by streams and draining into larger water courses. Wetlands are often referred to as fens, bogs, or swamps. These wet areas serve as valuable wildlife habitat for fish, amphibians and migratory birds, provide flood control and groundwater recharge, help irrigate the landscape, and drain rainwater from the soil. Because of the integral part they play in the landscape, wetlands are very sensitive to damage by polluted runoff, sedimentation from erosion, and outright destruction by development. The size, quality, and connectivity of wetland systems are all important factors considered in township planning. Many wetlands are protected under state law; others are protected by the township's Wetland and Watercourse Protection Ordinance and zoning regulations.

3. Groundwater recharge areas. These are where rainwater collects and percolates slowly through the soil, eventually reaching an underground aquifer in a pristine state. These areas are often found in floodplains or associated with wetlands, but usually their boundaries are imprecise. Pavement in groundwater recharge areas reduces absorption area. Developing in these areas can also result in discharge of pollution into the soil; and possible percolation into aquifers that supply well water. Groundwater recharge areas play an important part in the overall environmental health of the township. These areas can also be important to maintaining water levels in wetlands and stream/river flows.

4. Floodplains. Floodplains are low laying areas adjacent to lakes, streams, rivers,
or ponds and receive excess water from flooding. They protect downstream areas from

flooding and control erosion, silting, and contamination of water features by storing excess water during flood periods. Floodplains also serve as wildlife corridors and habitat for plant and animal species. Some floodplains have development restrictions imposed by the Federal Emergency Management Agency (FEMA). Township development regulations should limit development in these areas. Delineated flood plains in Ann Arbor Township are relatively narrow bands of land adjacent to the Huron River and certain streams.

5. Woodlands and other flora. Once forested over most of its territory, the township has only fragments of native mixed hardwood woods and cultivated pine plantations. These stands of trees provide wildlife habitat, shade, and scenic amenities to the township and stabilize soil as well as aiding in the absorption of precipitation. Woodlands are often along watercourses and floodplains, on wet soils, or in wetlands. Trees in wet areas include willow, red and black maple, elms, and red ash. The township also has some dry, upland area woodlands, located on well-drained soils and often interspersed with residential development. These woodlands include remnants of beech/maple and oak/hickory forest. The township is host to a number of threatened plant species, including the white lady-slipper, taprooted valerian, ginseng, American burnet, goldenseal, Jacob's ladder, and Virginia snakeroot. A comprehensive inventory of botanical species in Ann Arbor Township is provided in the 1994 report, "Environmentally Significant Areas of Ann Arbor Charter Township," by Ellen Weatherbee.

6. Fauna. The township is home to at least two state-protected species, the redside dace (an endangered species), and the Massasaugua rattlesnake (a reptile of special concern). Common mammal species include deer, raccoons, opossums, skunk, rabbits, groundhogs, and a variety of squirrels and smaller rodents. Red foxes and coyotes are occasionally seen. Commonly found bird species include a variety of hawks, turkey vultures, American crows, pheasant, blue jays, Mallards and wood ducks, great blue heron, great egrets, Canada geese, woodpeckers, and a variety of songbirds. The wetlands and watercourses of the township are home to a variety of amphibian and fish species.

7. Soils. Soil is the lifeblood of agriculture as well as the nourishment for many species of vegetation, and is an important resource for the township. Much of Ann Arbor is composed of glacially deposited sandy and loamy soils and gravel, which are well drained. However, a significant amount of the township is covered by wet soils, which are often associated with wetlands, woodlands, or groundwater recharge areas. Wet, or hydric, soil is defined in the Soil Survey of Washtenaw County as having a slow infiltration rate and/or a high water table (depth to water one foot or less). Wet soils provide for vegetation important to wildlife and the aesthetic beauty of a green landscape. They are also an impediment to development. Soil type is therefore an important consideration in the township's land use policies. Heavy, wet soils with high clay content limit residential development due to poor drainage and an inability to support septic systems. Wet soil areas are sometimes interspersed with pockets of well-drained soils.

The northwest area has some concentration of soils that are not suitable for septic tanks and drain fields, based on the County Soil Survey. Those soils constitute an estimated 25 percent of the area. Other significant areas of hydric soils are found in the north area. In areas with wet soils, large lots may be needed in order to find an area appropriate for a drain field on each lot.

8. Agricultural lands. Class II soils, the highest quality soil in Washtenaw County for farming, cover much of the northwestern and north central portions of the township. While not "natural" elements of the landscape, agricultural lands play an important role in defining the environmental conditions of the township. Since the 1800s, farming has significantly reshaped natural features in the area. Most of the remaining open spaces in the township's landscape are agricultural lands, and these areas are subject to increasing pressure from residential development. Continued residential growth is a threat to the remaining good quality agricultural land. The best agricultural land is located in township Sections 3, 5, 6, and 10.

3.04 Housing and Demographics.

A. The housing stock in Ann Arbor Township prior to 1987 consisted almost entirely of single-family detached dwellings. With the subsequent construction of the Fleming Creek subdivision, Village Green apartments, the Arbors and Laurel Gardens condominium complexes, the township's housing stock is now approximately 63% single family and 37% multiple family including single-family attached units. Sixty-six percent of all units are owner occupied. The number of multiple-family dwelling units is not expected to increase in the future.

B. As of March 1998, Ann Arbor Township has an estimated 2,042 housing units, a 20% increase in 8 years. Based on the number of building permits issued, an average of 33 new single-family housing units were constructed each year from 1990 to 1998. Permits for two-family or multiple-family dwelling units were issued in at an average of ten units per year in 1990, 1995, and 1996. With development interest in Ann Arbor Township, and availability of public water and sanitary sewer service in the east area, housing unit construction might continue for some time. A build-out analysis of this area shows the potential for over 1,200 dwelling units more than twice the number built as of September 1998.

C. Southeast Michigan Council of Government's (SEMCOG) population projections for Ann Arbor Township, including Barton Hills Village, show a 2010 population of 5,606 people. The 1990 population of the township was 3,838 people. The current population as of the 2000 census is estimated to be 5,055 persons, a 29 percent increase since 1990. The livability of the Ann Arbor area means that Ann Arbor Township could be developed by the year 2020 to whatever capacity is permitted by the general development plan and zoning ordinance. Current zoning provides capacity, in terms permitted densities for a potential township population of 6200 people. The rate of growth and densities that will be permitted are key policy issues. This suggests that the general plan should be prepared for an ultimate population based on land use policies, rather than a projected population. In addition, the zoning districts should be designated to be consistent with this population/land use.

D. Census data for 1970, 1980, and 1990 show a progressively aging population in Ann Arbor Township. The 0-20 age group decreased a total of 52 percent over the 20-year period. In contrast, the 21-65 age group increased in both decades, especially in 1980-90, a total of 53 percent. The number of people 65 and older also increased by 64 percent over the 20 years, but comprised only 11 percent of the 1990 population (versus 7 percent in 1970). It is reasonable to expect this population-aging trend to continue.

3.05 Transportation Issues.

A. Joy Road as a North Ring Road segment. UATS has proposed Joy Road as a north segment of a "ring road" that will encircle the urban area around its outer edges. Paving and road realignment including the intersection at Whitmore Lake Road would be necessary for this plan to be implemented. Priority for this project is low, and it is unlikely to be implemented.

B. Park and Ride Lots. The City of Ann Arbor's Transportation Plan Update of 1990 calls for the creation of several park and ride lots, two of which are proposed in Ann Arbor Township. The proposed lots would be located at Geddes/Fuller Roads, taking riders between US23 and downtown Ann Arbor, and at Plymouth/Dixboro Roads, also taking riders downtown. Currently, the Ann Arbor Transportation Authority has no plans to build these lots. Any AATA services provided in the township will require a contractual agreement between the township and AATA.

C. High Speed Rail: Detroit/Chicago. Federal and participating state governments have conducted a study of a proposed Midwest High Speed Rail Network, which includes St. Louis, Chicago, Milwaukee, and Detroit. A segment linking Chicago and Detroit would have a state-of-the-art train control system, which enables higher speeds and greater passenger safety. The Detroit to Chicago line would run through Ann Arbor Township on the Conrail (formerly NYC) system. Any road improvements, which involve railroad right of way, should acknowledge that the high-speed railroad might become a reality. Existing legislation provides support for this strategy. For example, federal funds are available to replace at-grade rail crossings, such as the crossing on the Geddes/Dixboro/Huron River Drive route.

D. Limited access to northwest area. Road access to the northwest part of the township is restricted by the Huron River, railroad tracks, and freeways. The area has only two access points from the city, and both are substandard. Maple Road is limited in capacity by the one lane Foster Bridge and the at-grade rail crossing just south of the bridge. Whitmore Lake Road is connected to North Main Street by M14, but traffic must merge with freeway traffic for a short distance on the bridge. Barton Drive and Pontiac Trail provide an alternate route, but this is a circuitous route to and from the central and western parts of the city.

E. Foster Bridge. The Foster Bridge is a major limitation for access to the area north of the river because it is only one lane wide and has weight limits; school buses and fire fighting equipment may not cross it. The bridge, built in 1880, is also a designated historical structure by the State of Michigan. The bridge provides access to Barton Hills and the northwest part of Ann Arbor Township, as well as the neighboring parts of Scio, Webster, and Northfield Townships. Continued residential development in the Maple Road area, especially in neighboring townships requires a new or renovated bridge at least two lanes wide. The UATS 2025 Long Range Transportation Plan Update for Washtenaw County calls for the replacement of the bridge between 2001 and 2005. The UATS plan update has been adopted by the UATS Policy Committee and SEMCOG. Efforts are underway to preserve and repair the existing bridge.

F. Realignment of M14 and Barton Drive Ramp. The UATS 2020 Long Range Plan calls for the realignment of the ramp at M14 and Barton Drive to be funded by the Michigan Department of Transportation (MDOT). UATS has been awarded federal funds to conduct a study on the realignment.

G. Road pavings. Maple Road provides access to the growing residential areas in the northwest area and neighboring parts of Scio and Webster Townships. Paving might eventually be needed. However, designs for paving and road drainage improvements might propose removal of trees and brush in the right of way.

H. Improvement of Ford Road. Pressure to improve Ford Road as a connector road between Dixboro and Earhart Roads would have resulted from the creation of the M14/Dixboro interchange. Since this interchange is unlikely to be built, major improvements to Ford Road are not likely to be needed.

I. US23/Plymouth Road interchange. US23 from Plymouth Road to Clark Road is the boundary between Ann Arbor Township and the city; west side exit and entrance
ramps at US23 are in the city, while east side ramps are in the township MDOT. UATS, the city, and the County Road Commission have proposed reconstruction of the Plymouth
Road/US23 interchange to deal with increased traffic flows. The 1992 General Development Plan proposed construction of a partial cloverleaf for directional flow at this interchange.

J. Realignment and widening of Dixboro Road. In July 1998, the Washtenaw County Road Commission voted to realign and widen Dixboro Road between Geddes and Huron River Drive, building a new four-lane bridge over the Huron River and the railroad tracks. This will result in the realigned Dixboro Road curving into Huron River Drive near the Community College.

Traffic increases will create pressure to widen Dixboro Road between Geddes and Plymouth Roads. Removal of trees and brush in the right of way would likely be part of a widening project.

K. Geddes Road/US23 interchange. UATS indicates that upgrading the Geddes/US23 interchange to a full directional interchange is needed to eliminate the congestion caused by the large number of turns to and from the ramps. Additional right of way might be required, but would be difficult to obtain in the northeast quadrant because of the Village Green development. A currently unfunded UATS project calls for the reconstruction of the Geddes Road Bridge to five lanes and the reconstruction's of the entrance and exit ramps. However, the project does not propose conversion to conform to a full directional interchange.

L. Hogback Road alignment. Hogback Road is basically an extension of Dixboro Road to Washtenaw Avenue, and to Carpenter Road further south. The alignment is not a smooth one, however, because its continuity is broken by the Dixboro Road at-grade railroad crossing and the "T" intersection of Dixboro and E. Huron River Drive. The road is currently operating in the upper half of its capacity range. Traffic counts for 1997 show Hogback Road north of Clark carried over 9,300 vehicles per day. South of Clark, Hogback Road carries over 12,300 vehicles per day.

M. Clark Road Extension. Extension of Clark Road from Hogback Road west to Huron Parkway has been proposed in various plans for a number of years. The UATS and city plans call for the extension in order to relieve traffic congestion on Washtenaw Avenue and to provide a more efficient connector to the Huron Parkway. The city calls for the project to be implemented between 2003-2010, and UATS calls for the project to be done between 2016 and 2020. Pittsfield Township has reserved 60 feet along its north township line for half of a future 120-foot right of way. This extension will traverse Ann Arbor Township land; however, most of the extension is west of US23 and is in an area to be annexed by the city under the 1994 Boundary Policy Statement.

3.06 Public Services and Facilities.

A. Ann Arbor Township contracts with the City of Ann Arbor to provide public water and sanitary sewer service in part of the township. The Township may purchase approximately 1.2 million gallons (mgd) of water per day from the City. The Township is authorized 1.65 mgd of wastewater flow in the Ann Arbor Water Treatment Plant. This capacity is divided between two utilities service areas, discussed below. The Township owns and maintains the water mains, sanitary sewers, and appurtenances that are located in Ann Arbor Township.

1. The Township has two sanitary sewer and water service areas (3A and 5A-See Maps 7 & 8). These areas were originally designated by the 1976 Facilities Plan of the Ann Arbor Waste Water Treatment Plant. Area 3A was included in the service area in order to provide sanitary sewer service to Barton Hills in the event of septic system failures in the Village. Area 5A was designated due to its development as a research and technology center with public utility needs. Only district 5A is served by public sanitary sewer and water; the contract with the city limits water service to district 5A. District 3A may be served by public sewer only if septic systems should fail. Barton Hills Village has its own water supply. The remainder of the Township is outside the designated service area and will be served by private wells and on-site septic systems as allowed by environmental conditions and by the County Environmental Health Division.

2. The Township has received requests to allocate excess wastewater treatment capacity from areas 3A or 5A to other areas of the Township. In order to respond to these requests, the Ann Arbor Township Board adopted a Utilities Service Policy in 1996. The Utilities Service Policy basically restricts services to the designated service area with very limited options for extending services outside the area. The unknown future sewer service needs by the University in district 5A is a major concern.

B. The Township's administrative offices and meeting hall are sufficient to meet the public needs in the foreseeable future.

C. The township has two fire stations and these provide adequate coverage to all parts of the planning area. No additional fire stations are expected to be needed through 2020.

D. The entire area is in the Ann Arbor public school district. All existing schools that serve the planning area are located in the city, and there are no plans to construct public schools in the planning area.

3.07 Commercial Services.

A. All existing and likely future residential areas in the township planning area are located within two or three miles of major commercial centers on Plymouth Road, Washtenaw Avenue, Carpenter Road, and Maple Road. In addition, downtown Ann Arbor and the Briarwood Mall/Oak Valley area provide complete coverage of the existing and potential market in the planning area and are more than sufficient, in terms of location, retail floor area, and range of goods and services offered, to meet existing and future needs of township residents. Consequently, there is no need to locate commercial services in Ann Arbor Township.

B. Motels, restaurants, gas stations and other highway commercial services are fully developed at the Washtenaw Avenue and Plymouth Road interchanges on US23. These service areas are only three miles apart and meet the needs of motorists on US23. Additional highway commercial services are not needed in the Geddes Road/US23 and Plymouth Road/US23 interchange areas.

3.08 Industrial, Office, and Research Development.

Ann Arbor Township has had a significant potential acreage of research and industrial development land removed from its tax base. Of the 600 acres of land intended to be part of the Ann Arbor Technology Park, less than 200 acres have been developed into research and light industrial uses. The University of Michigan purchased 390 acres of the remaining land in the technology park as well as an 11-acre site north of Plymouth Road that is zoned for office use. Elsewhere in the township, opportunities for new research and development activities are limited to approximately 35 acres at the interchange of US23 and Plymouth Road. There are 21 acres of industrial-zoned land in the township that are partially developed. There are approximately 250 acres of office and office park zoned land in the township, most of which is part of the Dominos Farms office park.

3.09 Proposed Geddesburg Historic District.

The Township Board of Trustees established the Geddesburg Historic District Committee in July 1997 to examine the historic integrity of the unincorporated hamlet of Geddesburg (in the southeastern portion of the township), and determine whether it qualifies for designation as a historic district. In July 1998, the Committee issued a preliminary report calling for the designation of a historic district in Geddes. Possible boundaries in this area would be US23 to the west, Geddes Road and Fleming Creek to the north/northeast, and the Conrail tracks and Huron River Drive to the south/southeast. The Committee has inventoried several historic residences, former commercial buildings, and landscape features in the area dating from an 1832 settlement. Designation of this area as a historic district would require that any construction, alteration, repair, moving, or demolition within the district be approved by the township building inspector. The Committee claims that the district would result in several major benefits, including increased property values, preserved cultural resources, and protected landscape features.

3.10 Residential Capacity.

The residential capacity of the planning area is about 3,500 dwelling units under the 1992 General Development Plan. The zoning ordinance as of mid-1998 would permit about 2,990 dwelling units in the planning area. The Township has an estimated 2,050 dwelling units. Under current policy, the planning area has capacity for an additional 850 DU's under current zoning and 1,450 DU's under the 1992 plan. These DU's translate into an additional 1,900 to 3,200 people.

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PART 4

OBJECTIVES

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 4 OBJECTIVES

Objectives are the heart of the general development plan. They form the context for the plan's overall strategy and are the measures against which policies are evaluated. Objectives are derived from knowledge of the citizens' desires for their community and the Planning Commission's assessment of the existing and future conditions that the township faces.

The listing order of the following objectives does not reflect or imply relative importance.

4.01 Preserve the Township's rural character.

The Township's predominant character is rural. The rural character is created by lands still in agricultural use, very low density residences, large areas of publicly owned open space, and an abundance of natural features-primarily stream corridors, wetlands, and wood lots. Even part of the urban development east of US23, south of M14, has a basically low-density character to it-Domino's Farms, which is a large office building surrounded by crop and pasture lands. The former Ann Arbor Technology Park was planned as a low-density research park with large areas of open space and preservation of existing natural features. Now that the University of Michigan owns almost all of the undeveloped land in the former park, the Township will encourage UM to continue that concept as it develops its plans and facilities. The Village Green, the Arbors, and Fleming Creek residential developments are exceptions to this character but the higher density of these areas is somewhat mitigated by the presence of nearby large open spaces.

The Township wishes to retain a largely rural character when it is fully developed while accommodating a diversity of residential, office, research, and recreational uses. The overall low population density associated with this vision would not require costly amenities. Large green belt areas, either devoted to agriculture or rural residences, will provide habitat for animal and plant life that cannot survive in an urban setting, even in parks. The presence of a tranquil, rural setting close to the center of a large urban area will improve the quality of life for both Township and City residents.

4.02 Preserve and Enhance the Township's identity.

This objective is very closely related to the preceding objectives but it deserves separate mention because of its importance. The Township cannot achieve its other objective unless it preserves itself as a viable political entity. Many elements compose the character of a municipality and create its identity. In Ann Arbor Township's case, the rural character is a major element; the physical shape, the "L" shaped land that wraps around the north and northeast sides of the city is another major element. The freeways and the Huron River provide a distinct, physical separation between the relative low density of the township and the higher density of the city. The contrast helps define the township's identity.

4.03 Encourage farming operations.

The township still has areas that are actively farmed. Agriculture is under intense pressure in areas that are as close to Ann Arbor as the township. The Township believes that despite this pressure, farming, including smaller scale, niche-type farming operations are feasible and should be supported. Such operations serve an important market need in the nearby urban area and provide a useful balance and contrast to the more intensely developed urban area. Farming provides important economic support for the objective of preserving the township's rural character, and is a facet of the objective of preserving open land. The opportunity to preserve these operations still exists, and the effort should be made now, lest the opportunity be lost forever.

4.04 Protect and preserve natural features.

Existing natural features-wood lots, wetlands, stream corridors, and fencerows-should be protected and preserved. They should be respected in farming activities, daily living in rural residential areas, and in development planning and construction. These features are important as visual amenities and are critical elements in sustaining the rural character of the township. Most communities, especially townships, have natural features but the patterns that they collectively create are usually unique to each community. So it is with Ann Arbor Township. Its natural features play a vital part in establishing the township's character and identity.

Protection and preservation of these features have an even more important purpose-they are vital elements in the region's natural system. They perform many interconnected functions. Disruption of one can have adverse effects on others and can subtract something from the quality of life in both the township and neighboring communities.

4.05 Protect the natural conditions of watersheds.

Watersheds, or the drainage sub-basins in the Huron River drainage basin, are important systems on which to focus for protecting the township's natural features, especially wetlands and stream corridors. The Fleming Creek and Traver Creek watersheds are the two largest in the township. By focusing on watersheds as units for planning, many policies relating to preservation of natural features can be realized. Not more than 15 percent of a watershed's land area should be in impervious surfaces. Research indicates that at levels of imperviousness of 8 to 10%, stream quality begins to deteriorate. (Huron River Watershed Council).

4.06 Establish cooperative relationships with neighboring municipalities.

The future of Ann Arbor Township will be integrated with the future of each of its neighbors and with the Ann Arbor urban region. Achieving each of the preceding objectives will require cooperation with neighbors. For example, the Fleming Creek watershed is located in four townships and the City of Ann Arbor. The creek discharges into the Huron River in the southeast corner of Ann Arbor Township. Success in reaching objectives and implementing policies that Ann Arbor Township might have regarding preservation of the water quality in Fleming Creek or of protecting the stream corridor will depend to a great extent on preservation efforts upstream in Northfield, Superior, Salem Townships and the City of Ann Arbor. As another example, preservation of agriculture in portions of Ann Arbor Township will be even more difficult than it currently is if neighboring communities permit higher density development in adjacent areas. An on-going planning and working relationship with its neighbors is essential if Ann Arbor Township is to have a reasonable chance at achieving its other objectives.

4.07 Protect existing residences from new development.

Existing residential areas should be protected from potentially adverse impacts of new development. Where higher density residential development or non-residential development is close to existing residences, land use policies should be designed to create a secure and stable environment for those residences.

4.08 Road improvements should be designated to support land uses.

Future road improvements should be fully integrated with and supportive of the township's land use policies. Too often land use policies must be adjusted to fit road improvement plans. Planning for traffic flows and necessary road improvements should be consistent with transportation policies of the Ann Arbor/Ypsilanti urban area. Road improvements should respect natural features, especially trees and brush, and the natural character of road corridors. Existing residential areas should be protected from road widenings and realignments.

4.09 Preserve open space.

Open spaces are an important part of the township's rural character. Preservation of open spaces supports all the other objectives-preservation of rural character, preservation of the township's identity, encouragement of farming operations, protection of natural resources, protection of natural conditions of watersheds, protection of existing residential areas, and even in maintaining a cooperative relationship with neighboring government entities. Preservation of open spaces must be an important consideration in all township development proposals.

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PART 5

STRATEGY

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 5 STRATEGY

The strategy underlying the general development plan derives from the conditions that have or will have significant impact on Ann Arbor Township and from the objectives that have been established for the plan. It consists of elements that, individually or together, create the context for the policies that follow in Part 6. These elements as described in the following sections are not listed in order of importance.

5.01 A clear separation of rural and urban land uses will be encouraged by dividing the two with physical elements where possible. The M14 freeway and the Huron River west of the M14 river crossing will be used to separate the urban uses to the south from the much lower density uses to the north. The area north of this line will be rural residential and agricultural in use, except the existing suburban residential use in the area between Whitmore Lake Road and US23 and in the Warren Road/Pontiac Trail intersection area. The area south of this line will be primarily urban or suburban in use. The Ford Road residential area, which is south of M14, is an exception because it is an established large-lot, low-density, rural residential area.

5.02 Public water and sanitary sewer services will be used to support the distinction between urban and rural areas and to protect the designated rural area from intrusion by urban development. These services will be provided only in the designated service areas. They will not be extended north of the M14 freeway and Huron River line.

5.03 Areas outside the designated public water and sanitary sewer service area will be served by on-site wells and septic tanks/drainfields as approved by the Washtenaw County Environmental Services Division.

5.04 Existing agricultural lands in the north part of the township will be preserved. Rural residences will be permitted in the designated agriculture area at a density of 0.1 DU/acre. Clustering will be required and a maximum lot size will be established to maintain relatively large tracts of undivided land suitable for agricultural uses. A density incentive will be provided for clustering. Agricultural operations suitable for a metropolitan setting will be encouraged in this area. These will include cultivation of fruits and vegetables and non-intensive raising of animals and fowl.

5.05 Clustering of residences will be required in the parts of designated rural residential areas that are intended for open space preservation. Clustering will maintain relatively large tracts of undivided and undeveloped land for possible small-scale agricultural uses, general open spaces, and to preserve natural features. Small scale farming operations will be encouraged on larger lots in this area.

5.06 The Domino's Farms complex is a special zoning district. The policies included in the approved special district for Domino's Farms are still considered by Ann Arbor Township to be valid and are included in this general plan in their approved form.

5.07 The University of Michigan owns approximately 400 acres in the former Ann Arbor Technology Park, now known as the East Campus. The township expects that the university and township will regularly discuss plans for the area and that the university will follow the design guidelines that were part of the park as approved by the Township Board. The remaining privately owned parcels in the original park will be subject to the park's regulations and design guidelines as approved by the township.

5.08 The existing lot-density and rural residential areas have undeveloped lands within them or in their general vicinities. Development of these lands will be consistent with existing densities and character; densities and uses on such lands will not be permitted to adversely affect existing residential areas.

5.09 Ann Arbor Township has many areas with natural features such as wood lots, wetlands, fencerows, and stream corridors. These features will be preserved and will be used to maintain and, where necessary, create, a connected system. These features, together with large open areas and very low-density uses, give the township its unique character. They are used in the plan to provide a visual and physical structure to the township. Most importantly, they are respected for their integral role in maintaining balance in the environment.

5.10 The plan focuses on watersheds that are tributary to the Huron River as critical planning areas within the larger township planning area. Protection plans should be developed for each watershed within the Township and policies in the general development plan will be consistent with watershed policies. Development within each watershed will be limited to the capacity of that watershed. Impervious areas will be controlled to protect water quality.

5.11 Policies will be coordinated with neighboring municipalities. Special efforts will be made to coordinate policies in the watersheds tributary to the Huron River.

5.12 The Boundary Policy Statement between the city and township is recognized in this plan.

5.13 No commercial areas will be designated in Ann Arbor Township. A vast range of commercial services is readily available in the City of Ann Arbor and Pittsfield, Scio, and Superior Townships. These developed commercial centers are all within a three-mile radius of all parts of Ann Arbor Township. These are more than sufficient to serve the commercial and service needs of all existing and future residences, businesses, and institutions in the township.

5.14 The general development plan is designed for a population capacity that is consistent with existing conditions and the objectives for the future township. The plan is therefore not designed for a specific time period or projected population.

5.15 The reality of the court ordered mobile home park on the north side of Warren Road, east of US23, is recognized in the plan. The township will permit the mobile home park to develop as directed by the court's decision. Nevertheless, the township believes that the density represented by a mobile home park is inconsistent with the rural character of the area that existed at the time of trial, exists now, and is planned for the future. The township still views the area as rural and expects it to remain so. The township will not recognize the court-ordered zoning as a precedent for any other uses or zoning districts that are not consistent with the rural designation of the area.

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PART 6

POLICIES

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 6 POLICIES

SECTION 6.01 AGRICULTURAL AREA POLICIES

A. Ann Arbor Township has a large area of actively farmed land. Approximately 5 square miles of this farmland is concentrated in a core area of two large tracts. However, the Township's farm land is under increasingly intense pressure for residential development. Intrusion of residences on scattered lots would quickly destroy the sustainability of this area for farming operations. The core area will be preserved for present and future farming activities. Preservation can be accomplished while permitting a limited number of residences to develop where they would not interfere with agricultural operations.

B. This core area of farmland is located in the northwest and north central sections of the planning area. It has an area of approximately 5 square miles and is designated in the plan for agricultural use.

C. These lands have all the characteristics deemed necessary for longer term agricultural use, namely:

1. Soils are rated by the USDA Soil Conservation Service as Class II, which is the highest ranking soils for crop production in Washtenaw County.

2. Each parcel in the designated area, with one or two exceptions, is at least 20 acres in size.

3. The parcels of land within the core area are contiguous within each of three large blocks.

4. Most parcels in the area are zoned A-1; the remainder are zoned R-C.

5. Most of the land in tracts is farmed.

6. Most of the designated area does not have significant areas of natural features.

D. Cultivation of crops, non-intensive raising of livestock and fowl grazing/pasturing, and specialty farming are considered to be suitable uses in the designated area. Concentrated animal feeding operations, including those for fowl, are considered to be unsuitable for this area because of the proximity of residential areas in Ann Arbor Township, the adjacent townships, the City of Ann Arbor, and Barton Hills Village.

E. Zoning will be the primary means of protecting the designated area for agricultural uses. A special zoning district will be created to establish regulations for this area.

F. The Township will investigate using other programs for protection of farming operations in the designated area, such as purchase of development rights or fee simple interest, conservation easements, and transfer of development rights. The Township will also support property tax abatements to encourage land to remain in agricultural use. These programs will supplement special zoning regulations.

G. Public water and sanitary sewer service will not be extended into the designated agricultural area. The designated area is outside the Township's adopted water and sanitary sewer service area. In addition, such services would be incompatible with agricultural activities. Septic tanks/drainfields and water supply wells will be used to serve residencies on individual lots in this area.

H. Existing natural features in the area, such as wood lots, stream corridors, fence rows, and wetlands will be preserved. They should not be modified or removed for the purpose of converting such land to crop land or other land for farming operations.

I. The amount of land in the designated area that is to be available for agricultural use should be maximized and the remaining farming parcels should be contiguous.

J. The minimum lot area for farming operations will remain at 10 acres.

K. Residences will be permitted in the designated agricultural area under the following conditions.

1. They will be located on the smallest possible lots; the minimum lot area will be ½ acre.

2. The lots will be located in areas that will have minimum interference with and from farming operations.

3. The locations and sizes of lots will minimize loss of the most productive farm land. To this end the maximum lot area will be one acre, unless a larger lot is required by Washtenaw County for an on-site well and septic tank/drainfield. In that situation the maximum lot area will be the smallest area that is required to meet the County's requirements.

4. The maximum number of residences that will be permitted will be based on a density of 0.10 DU/acre, with the acreage to be determined by the method described in subsection L, following. The maximum density permitted with clustering will be 0.15 DU/acre.

L. The number of dwelling units that will be permitted on lots in the designated area will be based on the gross area of the lot, less the area in existing road rights of way, wetland regulated by the State, and 100 year floodways.

M. The Township will work with adjacent townships to coordinate policies along the common boundaries to preserve agricultural land in the adjoining areas.

N. The land on the north side of Warren Road that was ordered by Michigan courts to be used for a mobile home park is in the core area for long term agricultural uses. Therefore, this land is included in the designated area for purposes of the plan. The township believes that a mobile home park on this property would be inconsistent with sound land use principles and that agriculture is the best use of this property. The township also believes that this decision was an isolated event and will not be used as a precedent for permitting the intrusion of higher density residential uses into this part of the township. However, the township recognizes the courts' decisions regarding this parcel of land.

SECTION 6.02 RESIDENTIAL AREA POLICIES

A. The plan designates three major classes of residential areas based on density rural, suburban, and urban. The rural and suburban classes consist of three sub-classes:

* less than 0.2 DUs/acre: 5 acre or larger lots (rural)

* 0.2 to 0.5 DUs/acre: 2-5 acre lots (rural)

* 0.5 to 1 DUs/acre: 1-2 acre lots (suburban)

The urban residential classification consists of four subclasses:

* 1 to 2 DUs/acre: low density

* 2 to 4 DUs/acre: low density

* 4 to 6 DUs/acre: medium density

* 6 + DUs/acre: high density

B. The rural residential area will not have public water or sanitary sewer services. The less than 0.2 DU/acre and the 0.2 to 0.5 DU/acre classes are intended for residences and certain agricultural activities that may be compatible with residences at a low density, such as small-scale farming and non-intensive livestock raising. The residential areas are located in areas of similar existing lot sizes. The 0.5 to 1.0 DUs/acre class is a transitional category between rural and urban residential areas, as far as density hierarchy is concerned, but not necessarily in a geographic sense. Lots in this class are considered to be too small for agricultural activities.

C. The urban residential classes require central water and sanitary sewer services and are located in areas in which these services will be provided. The 1 to 2 and 2 to 4 DUs/acre classes are both located in primarily single-family detached areas, although single-family attached dwelling units are possible in 2 to 4 DUs/acre areas as well. These classes are located in areas in which dwellings at similar densities currently exist.

The 4 to 6 DUs/acre class is for medium density residences, such as single-family attached dwellings, mobile home parks, townhouses, and low-density multiple-family dwellings. The high-density class is intended primarily for multiple-family type dwelling units.

D. Residential areas are designated in terms of density, rather than type of dwelling unit or residential building type (single-family detached or attached, multiple-family dwelling, etc.). However, the density ranges do relate to certain types of dwelling units; for example, the rural residential classes are primarily single-family detached dwellings, and the high-density class is primarily multiple-family dwellings. Density transfer might create a net density on a parcel of land within a density class that will be high enough to result in a change in dwelling unit type. An example is a concentration of density on one part of a site that is designated for rural residential use such that attached, rather than detached, single-family dwellings would be necessary to achieve the permitted number of dwelling units.

E. A variety of dwelling units, in terms of types, sizes, and cost ranges, should be provided in Ann Arbor Township. This will insure a choice of dwelling unit types and prices and a socioeconomic mix of the population.

F. The number of dwelling units that will be permitted on a parcel of land will be based on the estimated gross acreage and the assumed gross density of each residential area shown on the Residential Areas Plan (Map 5). Some of this designated future residential area might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development in order to preserve the open space area in an undeveloped condition. Transfer of density should meet certain standards set forth in this plan and in the zoning ordinance, and could result in a concentration of dwelling units that would require housing types different than those suggested by the gross density designation. This will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development is compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer.

G. The following guidelines should be used to determine the acreage for estimating the number of dwelling units that the general development plan intends for an area or parcel of land.

1. Street rights of way, existing or proposed, and rights of way or easement areas for major electrical transmission lines or oil or gas pipelines should not be included.

2. Land area required to expand rights of way of streets existing at the date of adoption of this plan, in accordance with the standards of this plan, may be included.

3. Land within a 100-year flood hazard area should not be included, except to the extent that regulations adopted by Ann Arbor Township for flood hazard areas permit certain uses.

4. Lands to be purchased for public use should not be included; lands to be dedicated for public use should be included. (This does not include street rights of way as discussed above in #1.)

5. Wetlands regulated by the Michigan Department of Environmental Quality (DEQ) and Ann Arbor Township should not be included; however, up to 50 percent of the regulated wetland area may be included if the Planning Commission determines that it is necessary to permit a reasonable use of the property.

6. Watercourses should not be included.

H. A property owner may transfer density allocated to one part of the owner's land holdings to another part, provided:

1. All lands are located in Ann Arbor Township, are contiguous, and the owner has fee simple title to the lands.

2. The total number of dwelling units allocated to the owner's total land area involved will not be exceeded.

3. The transfer is made as a part of PUD or similar special zoning district that includes all land involved in the transfer.

4. The area from which the density is taken has at least the minimum density remaining that can support central water and sanitary sewer services, where such services are available or will be provided in the future, or that adequate water and sewer payments will be made in lieu of the minimum required density.

5. The parcel of land receiving the transferred density will, with the additional dwelling units, be compatible with the existing or planned use of the surrounding area.

I. Natural features should be preserved in residential areas to the maximum extent feasible. Residential areas should be organized around natural features.

J. New residential development should be compatible with existing residences, in terms of density, lot sizes, and building types. Existing sound and stable residential areas should be protected. In areas in which a change in land use or density is planned or that are adjacent to an established residential area, density gradation, buffer uses or areas and natural features should be used to create a gradual transition.

K. Residential lots or dwelling units should be clustered in rural areas to protect natural features, open space, and agricultural land if County Health Department permits can be obtained. In rural areas, each lot in a cluster should have at least one lot line abutting open space. Clustering of residential lots or dwelling units will also be encouraged in urban residential areas within overall density limits established in the general development plan.

L. Residential areas should be organized around an interior street system and away from major streets. Dwelling units or lots should not have direct driveway access to major streets.

M. Residential areas should be interconnected by local streets and pedestrian/bicycle paths or sidewalks, where such interconnections will not adversely affect adjacent residential areas because of differences in density or building types. This policy is intended to promote a physically integrated community. Future street and pedestrian path connections should be provided as required to create an integrated circulation system.

N. All new dwelling units in designated urban residential areas should be connected to public water and sanitary sewer systems. (See Sections 6.07A and B.)

O. Affordable housing should be encouraged in Ann Arbor Township. Such housing should be an integral part of larger residential neighborhoods with all amenities and public services that are commonly available to other residential areas. This policy is intended to provide a decent and pleasant living environment for all residents, to avoid isolating lower cost housing areas from other parts of the community, to avoid excessive geographic concentration of people in one socioeconomic group, and to provide an opportunity for a population mix that will result in stable residential neighborhoods.

P. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwellings are permitted. Such units, however, should be required to meet certain standards to assure their fit into the established or planned character of the larger area. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum dimensions, roof type and lines, exterior finish materials, and compliance with standards of the U.S. Department of Housing and Urban Development.

Q. The area west of Newport Road has one acre or larger lots with on-site wells and septic tanks/drain fields. This is a stable residential neighborhood and will continue as such. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions.

R. The area south of Dhu Varren Road, between US23 and Whitmore Lake Road, is designated for a density of 0.5 to 1 DU/acre, similar to the density of the existing residential area along Dhu Varren Road. The area to the west, south of the line of Warren Road extended, including Barton Hills Village, is designated for a density of 0.2 to 0.5 DU/acre (2-5 acre lots), to be consistent with the existing lot sizes and residences in the area to the north of Dhu Varren Road.

S. The area east of US 23 and north of M14/US23 is designated for a mix of uses and densities. The central and northwest parts of this area are designated for agricultural use. The east part is designated for rural residential use at a density of not more than 0.2 DU/acre (5 acre and larger lots). Clustering of dwellings on the larger tracts of land in this area is intended. The area north of Pontiac Trail, north of Warren Road, is designated for rural residential use at a density of 0.2-0.5 DU/acre. The southwest part of this area, generally along Pontiac Trail and along and south of Warren Road, is designated for suburban residential use, at a density of 0.5-1 DU/acre. This pattern of development is well established in this area by existing lots and houses.

The land in the court order for the mobile home park (95 acres) located on the north side of Warren Road and the east side of US23, is designated for medium density residential use (4 to 6 DUs/acre). This designation is made in compliance with the court order. It does not represent Ann Arbor Township's policy for land use or density for the area and does not, in the opinion of the township, represent sound land use planning policy. This designation will not be used as a precedent for land use and density policies for the general area and will not be considered a precedent for zoning changes for residential densities that are higher than designated in this plan, or for zoning changes for non-residential uses.

T. The area east of M14 and south of US23/M14 and currently in Ann Arbor Township is in the annexation agreement area. The boundary agreement between the City and Ann Arbor Township permits the city to annex parcels of land in this area after 2007. Individual parcels may be released for annexation if public water and sanitary sewer services are needed. The Township will continue land use and zoning policies that will protect the existing character of the area in the interim period prior to annexation.

U. The residential density pattern in the area east of US23 and south of M14 is largely established by two factors-existing residential development and availability of public water and sanitary sewer services in most of the area. The area north of Ford Road is designated for rural residential use at a density of 0.2 to 0.5 DU/acre (2-5 acre lots). The area is mostly developed in this density range. Public water and sanitary sewer services are not intended for this area.

The residential area between Ford and Plymouth roads is designated for low-density urban residential use at a density of 0.2 to 0.5 DU/acre. This area is undeveloped, has significant topographic variation, and is partially wooded. Dwelling units should be located in a manner that will preserve as much of the natural features and character as possible. The type and net density of dwelling units along Ford Road should be compatible with the rural residential character of the area north of Ford Road. Density transfer may be used in this area but the transfer must be consistent with policies for preserving the natural features and character of the area.

The Ayrshire subdivision, located south of Plymouth Road between the old and new Earhart Roads, is an existing residential neighborhood of single-family detached dwellings. It is almost completely developed with lots approximately one acre in size, and is designated for suburban residential use at a density of 0.5 to 1 DU/acre. This is a stable residential neighborhood that should be preserved. Preservation will require buffer uses or landscape screening along its boundaries on neighboring properties to protect it from existing and future non-residential uses to the south and east. Public water and sanitary sewer services are not intended for this area but are available if needed to replace on-site systems that might fail.

The area between Old Earhart Road, US23, and Plymouth Road, approximately 70 acres, is designated for urban residential use at a density of 2 to 4 DUs/acre. The low area should be retained as open space, with density transferred to higher ground. The low land is subject to water ponding by off-site surface water runoff. Development of this area should be preceded or accompanied by improvements that will remove the drainage problem. Access to the area should be limited to Earhart Road.

Two areas on the east side of Dixboro Road are designated for low-density urban residential uses. The north area, partially developed with single-family attached dwellings at a density of 3 DUs/acre, is in the 2 to 4 DUs/acre density class. The south area is mostly undeveloped and is designated for low-density urban residential use at a density of 1 to 2 DUs/acre. In both areas the layout of residential complexes should respect the adjacent open space owned by the University of Michigan. The area north of Geddes Road between US23, Dixboro Road, and the south end of the Technology Park is developed with multiple-family dwelling units and attached single-family dwellings at a density over 6 DUs/acre. Therefore, the area is designated for high-density urban residential use.

The south part, the area between Geddes Road and the Huron River has two residential areas, both designated for rural and suburban residential use. The west part, west of Dixboro Road, is designated for 2 to 5 acre lots. The area east of Dixboro Road is designated for 1 to 2 acre lots.

V. The residential parts of the area south of the Huron River are mostly developed with single-family detached dwellings. Therefore, the density and lot size patterns are generally established. Fill-in of undeveloped parcels should be consistent with these established patterns. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions. Wetlands and woodlands adjacent to Washtenaw Community College lands should be retained as open space.

The area between Huron River Drive and US23 and in the Huron River corridor that is currently in Ann Arbor Township is in the annexation area. The Boundary Policy Statements of the City and Ann Arbor Township permits the city to annex parcels of land in this area after 2007. Individual parcels may be released for annexation if public water and sanitary sewer services are needed. The Township will continue land use and zoning policies that will protect the existing character of the area in the interim period prior to annexation.

SECTION 6.03 COMMERCIAL AREA POLICIES

Ann Arbor Township is in a unique situation with respect to commercial land use. Township residents have access to a full range of commercial facilities and services, ranging from the small convenience store and gas station to supermarkets and drugstores to the "big box" discount stores to the regional mall. No part of Ann Arbor Township is more than three miles from a major concentration of commercial facilities, such as the Westgate/Kmart centers in northwest Ann Arbor, the Plymouth/Nixon/Green Road commercial centers in northeast Ann Arbor and the several commercial centers in the Carpenter Road corridor in east Ann Arbor and Pittsfield Township. It is estimated that these commercial concentrations together have over three million square feet of floor area. They are within a 3-mile drive of existing and future township residents. There is thus no need for the general plan to provide areas for additional commercial centers in Ann Arbor Township.

Furthermore, there are only two locations in the township in which developers might want to pursue commercial development Plymouth Road/US23 and Geddes Road/US23. Both locations are unsuitable for commercial use because of existing traffic congestion on the roads and freeway interchanges. Commercial uses in these locations would only make bad traffic conditions worse.

SECTION 6.04 OFFICE AREA POLICIES

Domino's Farms office park will continue to be developed according to policies approved for the office park zoning district. It may include one long low building, a single high rise building west of the low building, and a large open space and operating farm surrounding the office complex. Uses in the office park include the headquarters facilities of the Domino Pizza corporation; professional and administrative offices; supporting uses for offices in the park; a limited floor area of retail and personal services for employees, visitors, and incidental use by the general public; farming operations and activities; and certain special events.

SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES

Industrial areas in Ann Arbor Township consist primarily of research-type operations. One area is designated for light industrial uses.

A. Ann Arbor Technology Park.

1. The University of Michigan owns most of the land in the Technology Park, an area of about 400 acres. The University has started development of the East Medical Campus at Earhart and Plymouth Roads. This facility is designed for outpatient medical services. The University's plan for use of its property in the Tech Park is in an early stage of development and is evolving. The evolution can be expected to continue over a long period of time. In the meantime, the East Medical Campus will likely continue to develop.

Several lots in the Tech Park have been developed with corporate businesses, primarily research and testing operations. Each of these facilities has land area for expansion.

While the nature of the future development of the Tech Part is somewhat uncertain at the present time because of the University's evolving policies for it, the future of the Tech Park will almost certainly be one of mixed uses--research/testing and academic activities--and mixed private and public (University) ownership of land. Development of the future Tech Park should respect the following policies.

2. The steep slope areas, drainage corridors, wooded areas, and fencerows should be preserved and made a part of the overall landscape design of the park in accordance with the design standards included in the approved RRA zoning district.

3. The park should be developed according to an overall plan with a unified architectural and landscape scheme as provided in the approved RRA zoning district for the park property.

4. Uses in the park should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the park or on neighboring properties.

5. Where the park abuts residential properties a buffer should be provided to protect the residences. The buffer may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as buffers where possible.

B. The area between Pontiac Trail, M14, and the Ann Arbor Railroad track is designated for light industrial uses, such as those permitted in the I-1 and W-1 zoning districts.

SECTION 6.06 STREET AND TRANSPORTATION POLICIES

A. General Policies for Streets.

1. Streets should be designed and constructed in accordance with the following functional classification system. This system is consistent with the functional classification system used in the City of Ann Arbor's transportation plan (adopted October 9, 1990).

Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas, such as employment centers, major airports, etc. They have controlled or limited access and a design speed of 45 to 55 mph. In the Ann Arbor area they are all freeways.

Major Arterials: Surface streets that serve traffic movement in the Ann Arbor area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central Ann Arbor and outlying areas. Access control is desired, but frequently not possible, on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 mph. Their principal function is traffic movement; property access is secondary in importance and to be minimized where possible.

Minor Arterials: Serve traffic movement within the Ann Arbor area, primarily between major arterials and collector or local streets, and between major parts of the area, such as neighborhoods, employment centers, shopping centers, etc. Design speeds are 30 to 35 mph.

Collector Streets: Collect and distribute traffic between origins and destinations and the arterial parts of the street system. Design speeds are 20 to 25 mph.

2. All new streets in the planning area should be paved in order to reduce long-term maintenance costs.

3. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands.

4. Private streets should be designed and constructed in accordance with the Township's Private Road Ordinance. Public streets should be designed and constructed to public road standards and dedicated or otherwise conveyed to the Washtenaw County Road Commission.

5. Through traffic should be routed around, rather than through, neighborhoods and other land use areas. Local and through traffic should be separated by the design of the street system.

6. Each development will be required to provide its share of street improvements, based on the general development plan.

7. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve the safety of traffic flow. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives.

8. Rights of way should be provided in accordance with the following standards:

Major arterials: 120'-150'
Minor arterials: 120'
Collector streets: 86'
Local streets: 66'

Variations in these standards, including increases in rights of way, will be considered by Ann Arbor Township where existing developments, trees or other vegetation, topography, or other conditions justify a change in standards.

B. Policies for Specific Streets: The following policies 1 through 3 are taken from the City of Ann Arbor "Transportation Plan Update," adopted in 1990. The improvements to the Plymouth and Geddes road interchanges, as proposed in the city's transportation plan, are considered to be the maximum feasible under existing conditions, but will leave both interchanges with capacity deficiencies, based on traffic projections for 2010.

1. US23 freeway: One lane will be added in each direction between Washtenaw Avenue and M14.

2. The following interchanges will be upgraded to increase capacity and improve traffic flow and safety:

Barton Drive/M14: Eastbound on-ramps will be improved and off-ramps widened.

Plymouth Road/US23: Interchange will be rebuilt and partial cloverleaf for directional flow constructed.

Geddes Road/US23: Bridge and off-ramps will be widened; construction of a full interchange will be considered.

US23/M14 Interchanges, north and south, will be rebuilt to accommodate additional lanes on the two freeways.

3. Expansion of the freeways as proposed in the city's transportation plan should not be considered a basis for changing use policies for lands in Ann Arbor Township that abut the freeways. Residential areas, especially suburban and urban areas, should be protected from the freeways by noise barriers.

4. The Michigan Department of Transportation (MDOT) owns the right of way for an interchange on M14 at Dixboro Road, but has no plans to construct one. Ann Arbor Township opposes construction of an interchange at this location.

5. The Geddes/Dixboro/Huron River Drive route should be developed as a major arterial between US23 and the major traffic generators to the east, such as Washtenaw Community College, Catherine McAuley Health System center, and Eastern Michigan University. It should be designed as a continuous route, and a grade separation should be provided over the Huron River and the adjacent railroad tracks. Access to the south side of Geddes Road between US23 and Dixboro Road should be prohibited.

6. Plymouth Road, a major arterial, was widened in 1991 to four lanes plus turning lanes. The widened road is expected to be sufficient until the year 2003. The city's transportation plan proposes widening the road west of US23 to six lanes in stage 3.

7. Dixboro Road should be developed as a minor arterial between Geddes and Joy Roads. It should function as a connecting route between the Plymouth and Geddes/Huron River Drive corridors, and as a collector of traffic from the Technology Park and other adjacent developments for distribution to the two arterial corridors.

The road should have a right of way of 86 to 120 feet, with two driving lanes and additional turning lanes at major intersections. The number of access points should be minimized. Where necessary, they should be combined in order to limit the number of lanes needed on the road. Access points should be located at least 500 feet from the intersections with Plymouth and Geddes Roads.

The existing wooded character of the road corridor between Plymouth and Geddes Roads should be retained by a combination of large setbacks and preservation of existing trees. Where existing trees cannot be saved, a program of advance planting of trees and shrubs should be started.

8. Old Earhart Road south of Plymouth Road should be improved as a local road with a right of way of 66 feet and two driving lanes. Design and reconstruction of the existing road should have as one objective the protection of the existing residential area to the east, Ayrshire Subdivision, from traffic impacts. Major, non-residential traffic should be required to use the new, relocated Earhart Road for access to Plymouth Road. Turning controls might be necessary at the existing road's intersection with Plymouth Road for reasons of traffic safety and to maintain maximum traffic flow capacity on Plymouth Road. The intersection with realigned Earhart Road should be reconstructed at 90 degrees. The portion of the existing Earhart Road between the overpass and the intersection with the realigned Earhart Road should not have any driveway openings; access should be provided north of the intersection.

9. Hogback Road should be developed as a major collector between Clark and Dixboro Roads. (The road will be a minor arterial south of Clark Road in Pittsfield Township.) The right of way should be 86 feet with two driving lanes and additional turning lanes at major intersections. The primary function of this section of the road will be to collect traffic from the adjacent areas and Huron River Drive west of the road. Access points should be limited to the minimum number necessary to serve the adjacent properties.

10. Clark Road should be developed as a minor arterial between Hogback and Golfside roads. Its principal functions will be to provide access to Washtenaw Community College, office and apartment complexes and other adjacent properties and to serve as a feeder route for the major east-west arterials. The road should have a right of way of 120 feet and should be widened to four driving lanes with turning lanes at principal intersections.

The city's transportation plan proposes extension of Clark Road west over US23 to Huron Parkway. Ann Arbor Township does not agree with this proposal because the extension would not divert enough traffic from Washtenaw Avenue or other east-west arterials to justify to the cost of construction.

11. Nixon Road is a minor arterial between Plymouth Road and Pontiac Trail. The road connects Pontiac Trail, Dhu Varren/Green Road, and Plymouth Road; serves as an extension of Huron Parkway; and serves as a connecting route between the central area of the city and the outlying areas in Ann Arbor and Northfield townships. Right of way should be 120 feet. An interchange should not be constructed on Nixon Road at M14.

12. Pontiac Trail should be developed as a minor arterial from beyond Joy Road to Beakes Street in the central area of Ann Arbor. The principal functions of this road will be to provide access to the north part of Ann Arbor Township and the north and central parts of the city from M14 via Barton Drive, provide access to the north part of the township and city from areas north and east of the township, and provide access to properties in the general vicinity.

The road should have a right of way of 120 feet in the township area. Two driving lanes with turning lanes at principal intersections will be sufficient in the township to carry the projected traffic in 2010, based on the city's transportation plan.

13. Whitmore Lake Road should be developed as a minor arterial from Barton Drive north. Its principal functions will be to interconnect major east-west roads in Ann Arbor and Northfield Townships; serve as a feeder route for the Barton Drive interchange at US23; provide a connecting link between Barton Hills Village, other residential areas, and the central area of Ann Arbor; and access to properties in the general vicinity. The right of way should be 120 feet. Two driving lanes with turning lanes at principal intersections will be sufficient to carry projected 2010 traffic.

14. Joy Road should continue as a collector street. Its principal functions will be to provide connections between north-south roads in the Ann Arbor area, such as Whitmore Lake Road, Pontiac Trail and Nixon, Earhart, and Dixboro Roads; serve as an east-west road across the north edge of the Ann Arbor area; and provide access to properties in the general vicinity. The road should be paved when traffic volumes warrant. The intersection at Whitmore Lake Road should be realigned to permit continuous east-west flow and safe turns. Open drainage should be provided and existing trees in the right of way and adjacent frontages should be preserved.

15. Maple Road should be developed as a collector street between Joy Road and Miller Avenue. The street's principal functions will be to provide access to the northwest part of Ann Arbor Township, Barton Hills Village, and the developing residential areas in the northeast part of Scio Township, as well as to adjacent properties. The right of way should be 86 feet, unless additional width will be needed for drainage purposes. Open drainage should be provided, and existing right-of-way trees and brush should be preserved in Arbor Township to maintain the road's character. The road should be paved, two lanes with turning lanes, when traffic volumes warrant. Access to abutting properties on both sides of the road should be reduced to minimum number required.

16. Huron River Drive west of Hogback Road currently functions as a collector street. It provides a secondary, alternate route between central Ann Arbor and the east-side residential areas and important points further east, such as Washtenaw Community College and the Catherine McAuley Health System center. It will continue to function in this manner, but should not be upgraded to a higher status, nor be widened or otherwise improved or changed to carry more traffic. The existing streetscape and corridor characteristics should be preserved, particularly the wetland south of the road and the river basin area on the north side.

17. Warren, Ford, Stein, and Gleaner Hall Roads should remain as rural, local roads, whose principal function will be to provide access for adjacent properties.

18. A public street should be constructed between Plymouth and Earhart Roads to provide a safe and convenient vehicular access to the institutional complex in that area. The street shall be constructed to WCRC standards and conveyed to the WCRC for public use and maintenance, in a right-of-way at least 66 feet wide.

C. Policies for Public Transportation: The general plan incorporates the policies contained in the city's transportation plan for public transportation that apply to Ann Arbor Township.

1. Express bus service should be provided on Plymouth Road between Dixboro Road and the central area of the city, and in the Fuller/Geddes corridor between US23 and the city's central area.

2. Ann Arbor Township, through the Planning Commission and Board, should be a full and active participant in decisions regarding public transportation in the township. The planning process for public transportation should be a joint effort involving the township, city, and AATA (Ann Arbor Area Transportation Authority).

SECTION 6.07 PUBLIC FACILITIES POLICIES

A. Sanitary Sewer Services: Ann Arbor Township was a participant in the area-wide planning process for expanding the Ann Arbor Area Wastewater Treatment Plant in the early-to middle-1970s, and was a signatory to the facilities plan adopted in 1976 for expansion of the plant. The south part of the township, generally south of M14 extended west along Stein Road, was included in the service area as delineated in the final facilities plan. The service area consists of several sub-areas, identified as 3A, 4, 5A, and 5C. Portions of Ann Arbor Township are included in each of these sub-areas. A total capacity of 1.65 mgd in the treatment plant was allocated to the Township for areas 3A and 5A. This capacity, together with the township's share of the capacity allocated to sub-areas 4 and 5C, constitutes the township's share of the current capacity of the Ann Arbor area wastewater treatment plant.

The facilities plan allocated a capacity of 0.12 mgd for Barton Hills Village as a reserve against a future time when central wastewater treatment might be needed. Thus, the planning area, excluding Barton Hills, has a capacity of 1.53 mgd allocated for facilities planning purposes to sub-areas 3A and 5A, plus capacities for the parts of the township located in sub-areas 4 and 5C. Estimated current sewage flow in 2001 for Ann Arbor Township is 0.26 mgd, all from sub-area 5A.

The following are policies for sanitary sewer service.

1. The 1976 facilities plan is recognized as the basis for providing sanitary sewer service

in the Ann Arbor area. For purposes of this general development plan, the north boundary of the Ann Arbor Township service area is defined as lying along the line of the M14 freeway and its extension south of Stein Road.

2. Sanitary sewer service from the Ann Arbor Area Wastewater Treatment Plant should not be extended outside the service area boundary established in the facilities plan as described above in #1.

3. The Township's contracts with the City of Ann Arbor specify maximum volumes of water and sewage treatment capacities reserved for use by the Township. The Township believes portions of contractually available capacities must be reserved for current and reasonable anticipated future demands. Because there is no guarantee that contractually available capacities can be increased or shifted at some time in the future, it is important to balance future demands with the contracted capacities. Capacity reservations should be made in the following order of priority.

a. Within service area 5A, properties that were included in the original special assessment districts in 1982 and 1984 to fund construction of the sewer and water infrastructure in the 5A area.

b. In-fill lots within the 5A area, north of the Huron River, whether or not within the original special assessment district.

c. The area south of the Huron River and east of US23 that was added to the 5A service area by the January 1994 Boundary Policy Statement between the Township and the City.

d. Within service area 3A, Barton Hills Village, as contemplated in the 1976 agreements to expand capacity of the Ann Arbor Wastewater Treatment Plant and the original sewer/water contracts between the Township and City. This area was considered because of the potential for failure of existing septic systems.

e. The area south of the Huron River that was added to the 3A service area by the January 1994 Boundary Policy Statement between the Township and City, which includes existing residential areas and in-fill of vacant lots in the Newport Road area. These include platted subdivisions named Huron River Heights, Barton Plateau, Village of Newport, and Chubb's Alterations.

f. Existing residential developments in the 3A area, north of the Huron River, and south of Country Club and Landsdowne Roads, including Hawthorne Hills and Windshadow developments and in-fill of currently vacant lots within these development.

g. Other properties within the 3A service area.

4. If necessary to service properties in service area 5A, the Township might attempt to negotiate increases in the contractually specified water and sewage treatment capacities.

5. The Township will not attempt to negotiate capacity increases to serve properties outside the established service area.

6. Lateral sewers and appurtenances will be installed at developer's expense.

7. On-site septic tanks and drain fields might be permitted on properties in an area designated for public sewer service, but only on a temporary basis, pending availability of public sewer service.

8. Public sanitary sewer service is not intended for existing residential areas that have septic tanks and acceptable drain fields. The on-site systems are expected to continue in use as long as they function properly.

9. Development in the sewer service area will be limited to uses and densities that are within the capacity limits of the facilities plan. Major water-using industries are not consistent with this policy because of adverse impact on sewage treatment capacity, and should not be permitted.

B. Water Service:

1. Public water service will continue to be provided by contract with the City of Ann Arbor.

2. Public water service will be limited to the sanitary sewer service area as designated in this plan.

3. Transmission and distribution lines should be looped to assure adequate system pressure and continuity of water service.

4. Water transmission and distribution lines and appurtenances should be constructed at developer expense.

5. Each dwelling unit will connect to a public water line when service becomes available.

6. Urban residential development at a density higher than 1 DUs/ per acre should not be permitted until public water service is available.

C. Storm Drainage: The entire planning area is in the Huron River drainage basin. All storm water runoff either drains directly into the Huron River by permanent or intermittent drainage courses, or indirectly through major tributary streams, such as Fleming and Traver Creeks, and the Swift Run and Pittsfield Ann Arbor Drains. Some areas drain into wetlands that have no regular outlets. The storm water drainage system consists of both natural drainage features as well as those constructed as part of farming operations or land development projects. These drainage facilities are important parts of the township's utility systems, even though most are not publicly owned or maintained. They are also important landscape features and elements in the ecosystem. The following are policies for storm drainage in the planning area:

1. Storm drainage should have equal importance with water and sanitary sewer services in determining the suitability of land for development and proper density and layout of uses, buildings, and other improvements.

2. On-site drainage facilities should be adequate to deliver surface water runoff to established drainage courses.

3. Drainage systems should be located and designed to prevent sediment and pollutants carried by surface runoff from entering watercourses and groundwater aquifers.

4. Suitable mechanisms should be established as part of each development to assure proper long-term maintenance of drainage facilities.

5. Open and natural drainage courses should be utilized where possible as part of the drainage system. Open drainage courses that are constructed should be graded and landscaped so as to appear a part of the natural landscape.

6. Storm water retention should be provided as part of site development or as part of area-wide drainage systems. Retention basins should be used to control the volume, quality, and rate of storm water runoff and discharge and to recharge the groundwater supply. Retention basins should be designed in accordance with the current standards of the Washtenaw County Drain Commissioner. Area-wide retention facilities serving two or more lots are encouraged in place of an individual retention basin on each lot.

7. Storm water runoff from any development should not exceed that which existed under undeveloped, natural conditions in terms of volume and velocity. Runoff under existing undeveloped conditions that causes problems should be altered to acceptable rates and amounts by drainage improvements.

8. Natural water areas within the township should be preserved in their natural form and condition. Each storage area as well as its fringe area should be protected from encroachment by development. The quality of runoff water that might drain into such areas should be properly maintained.

9. Impervious area, such as pavement, should be minimized in order to reduce the quantity of storm water runoff and permit groundwater recharge.

10. Wetlands may be used as storm water retention facilities provided the condition and character of the wetland will not be adversely affected. Direct discharge into the wetland is prohibited. Township and MDEQ approval will be required for use of a regulated wetland as a retention facility.

11. Drainage swales and courses and retention facilities should be designed, constructed, and maintained to appear and function as natural features in the landscape.

12. The design and location of storm water retention facilities should consider the potential for groundwater contamination.

13. Each developing site should provide for unobstructed flow of upstream drainage. Costs associated with accommodating off-site flow should be the responsibility of the developer.

14. Construction sites should be regulated to prevent discharge of soil, debris, and other material onto streets or adjacent properties, or into drainage courses or wetlands.

D. Township Government Offices: The Township hall is located on a one-acre site on Pontiac Trail between M14 and Warren Road.

E. Fire Stations: The township has recently expanded its fire protection services into a two-station system. Station #2 is located on a one and one-half-acre site at the intersection of Woodridge Drive and Goss Road in the Technology Park. The station has three drive-through bays, each with a capacity for three or four pieces of equipment, and a small meeting room, primarily for training sessions. The station is manned.

The older fire station, station #1, is located at the township hall. The building has two bays but does not have drive-through capability. The station is also manned full time. No major expansion or remodeling is planned for station #1.

The two-station configuration gives the Fire Department adequate coverage of and response time for all parts of the planning area.

F. Police Protection: Protection is provided by the Washtenaw County Sheriff's Department under contract with the township.

G. Public Schools: The entire planning area is located in the Ann Arbor school district. However, none of the schools that serve township residents is located in the township; all are in the city. This situation is expected to continue through the planning period. Freeman School, located in Dixboro, is still owned by the school district and might be reopened as an elementary school. In that case, it could serve residents in the east part of the township.

The campus of the Washtenaw Community College, 285 acres in area, is located in the southeast corner of Ann Arbor Township. The academic facilities and most of the land area are located south of Huron River Drive. The outdoor recreation area is located north of Huron River Drive. A small part of the campus is located in Superior Township. The woods and wetlands in the west part of the campus should be preserved in their natural state.

H. There are several open space areas in the township that provide opportunities for passive recreation. These are Parker Mill County Park, Hoerner-McGlaughlin Woods, north of Ford Road, owned by the University of Michigan; Radrick Farms and Botanical Gardens, owned by the University; Marshall Park, an undeveloped 80 acre wooded Parcel, owned by the City of Ann Arbor; and the 90-100 acre wooded and wetland area on the west side of the community college campus.

I. Cable Utilities:

1. Electricity, telephone, and similar lines should be placed underground in new developments. However, transmission and major distribution lines may be placed overhead.

2. The Planning Commission should evaluate overhead lines and their routes for proper alignment, effect on the appearance and character of existing and future development, and effect on trees and other natural features before construction. Overhead lines and easements or rights of way for overhead and underground lines should be located to avoid disruption of stands of trees, specimen trees, or significant fence rows, and to avoid arbitrary or unwise division of land use or ownership parcels.

3. Surface equipment to serve underground lines should be judiciously placed as part of landscape design and should be screened from view.

4. Substations and similar buildings should be designed and landscaped to be compatible with the character of the area in which they are located.

J. Solid Waste Collection: The township provides collection services to all its residents and businesses by a contract with private haulers. The contract service will continue through the planning period. Waste material is either sent to a landfill or a recycling center. There is no designated landfill or recycling center in Ann Arbor Township and none is planned.

K. Wireless communication facilities will be permitted in Ann Arbor Township in accordance with the following policies.

1. The number of facilities permitted will be the minimum necessary to provide a reasonable level of service to the public.

2. Locations will be limited to existing and future non-residential areas as designated in this plan.

3. Location and design of facilities should respect the character and property values of the area of impact.

4. Co-location of antennas will be required to concentrate facilities in the fewest number of locations.

5. Facilities will be designed and located to minimize intrusion on existing and future residential areas and the township's natural landscape.

6. Facilities will be designed to provide for the safety of adjacent properties and people.

7. Removal will be required if a facility becomes obsolete, inoperable, or unused.

SECTION 6.08 NATURAL FEATURES POLICIES

A. General Policies:

1. Natural features consist of stream corridors, wetlands, ground water recharge areas, flood plains, watersheds, woodlands, fencerows, and steep slopes.

2. The natural features described in the plan are intended only to illustrate the concept of natural systems and the general location of such features. These areas are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available.

3. The policies in this part of the plan are generalized and are based on existing information, such as USGS maps, County soil maps, aerial photographs, and studies made by the County Planning Commission.

4. It is the intent of this plan to preserve continuity of natural features and so create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features. An open space system may be any combination of natural features.

5. Streams, water bodies, and wetlands should be used as part of the storm drainage
system of the township. These features should be protected from disturbance by construction and from pollutants and sediment that might be carried by surface water runoff.

6. Natural features should be used, where feasible, to create boundaries between use areas or to separate development areas from agricultural areas. They should also be used to help create a meaningful physical structure for developing areas and the township as a whole.

7. The following lands are generally considered to be unsuitable for development:

a. Lands that cannot be developed in their natural state, such as flood plains and wetlands.

b. Lands that are essential to the continuity and preservation of natural systems.

c. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. Density transfer might be used as a means of preserving such lands. In some cases, such lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low-density residential use might be permitted if the general area involved is designated in the plan for rural residential use.

B. Stream Corridors:

1. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soil on adjacent lands, the nature of the filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the watercourse. Detailed information should be required at the time of development review to determine the nature and extent of the stream corridor and the specific area that should be protected or preserved.

2. There should be no disturbance to stream hydrology or alignment by topographic alteration within the corridor unless such alteration will improve existing conditions or remove a hazard or threat to the community. Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies.

3. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands, as well as proper management of land use development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor, but also in relation to the corridor's watershed.

4. A protective buffer strip should be provided in new developments along stream corridors.

C. Watersheds:

1. Erosion and sedimentation controls, and surface water runoff controls, are essential to protect a watershed and the stream corridor that serves it. The township should insure that adequate erosion control measures exist to cover each project during the period from the start of construction to the stabilization of the site after construction is complete.

2. The rate of surface water runoff should not exceed that which occurs under undeveloped conditions. This policy will prevent overloading of streams receiving runoff and will help prevent long-term erosion created by uncontrolled, high velocity discharges.

3. Erosion control methods and drainage plans should recognize soil types and land slopes of a construction site.

D. Wetlands:

1. Wetlands consist of low areas with poor drainage and either temporary or permanent standing water. They also include areas with a high water table and hydric soils. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible wild areas, but, where feasible, should be incorporated into surface water drainage systems, provided that inflow of sediment, pollutants, and nutrients will not damage their viability.

2. Wetlands should be used as ground water recharge areas where possible, and as areas to stabilize runoff during periods of heavy precipitation.

3. Current information about the location, extent, and type of wetlands in Ann Arbor Township is generalized. Actual boundaries and significance of specific wetlands should be determined at the time of development review.

4. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands.

5. Three aspects of wetland protection should be recognized in reviewing proposed developments within or in the vicinity of wetlands and in conducting future studies to develop detailed policies and regulations for wetlands:

a. The wetland itself, i.e., the area actually where water is present.

b. The fringe area of the wetland.

c. The remainder of the watershed that drains into the wetland beyond the fringe area.

6. A protective buffer strip should be provided in new development along the edge of a wetland.

E. Ground Water Recharge:

1. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands.

2. The location, nature, and extent of recharge areas should be identified during development review.

3. Development in a recharge area should be controlled to retain as much of the permeable surface as possible. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. The balance and integrity of the hydrologic system should be maintained in a proposed development.

4. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas.

5. Areas classified in the county soil survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils can enter the underground water system.

F. Woodlands:

1. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm severity, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability.

2. The location, species, and quality of wooded areas or individual trees should be
considered during review of developments to determine preservation requirements.

3. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands.

4. Density transfer might be used to preserve woodlands.

5. Specimen and landmark trees that must be removed for permitted development should be replaced based on an equivalency measure.

G. Slopes:

1. Areas of steeper slopes, such as more than 12 percent, should be protected to reduce erosion potential, maintain slope and soil stability, control amounts and velocities of surface water runoff, and protect an aesthetic resource.

2. Slopes should be considered in terms of soil types as well as steepness.

3. Development that is permitted on steep slopes should maintain or enhance the natural contours, vegetation, and drainage patterns. Existing land form should be a major factor in the land-use and site-planning processes. The primary objective should be preservation of natural contours rather than alteration by mass grading.

H. Fence Rows: Fence rows perform several important functions, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in otherwise open areas. They are important connecting links between larger areas of natural features, such as woodlands and wetlands.
Fencerows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions.

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PART 7

IMPLEMENTATION OF PLAN POLICIES

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 7 IMPLEMENTATION OF PLAN POLICIES

SECTION 7.01 INTRODUCTION

Policies in a general development plan are implemented, for the most part, by day-to-day decisions by a municipal government's administration, planning commission, and governing body. A government agency might undertake a major project called for in the plan, such as construction of a road or acquisition of a tract of land for a public school or park, but these are infrequent events, and are not the primary basis for policy implementation. To be effective, the plan must be used in daily decisions. Used in this manner, the Ann Arbor Township plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication document and a reference document. Its continuous, daily use will help assure that it will be kept current and viable.

SECTION 7.02 ZONING REGULATION

A. Methods of Policy Implementation: The principal means of implementing general development plan policies is the zoning ordinance. Zoning should be used in any one or more of the five ways listed below.

1. Zoning Districts: Land should be zoned in a manner consistent with uses and densities designated in the plan. For example, land currently used for residences on one-acre lots should be zoned R-2; land used for residences on lots less than one acre in area should be zoned R-3, and so on. Land will be rezoned either by petition from landowners or by Township initiative.

2. Density Transfer: This concept involves moving (transfer) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density (although the overall density of the site will not be increased). Density transfer should be used to preserve natural features, such as open fields or croplands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and requires use of a special zoning district, such as a PUD district.

3. Special Districts: Special zoning districts should be used for the following purposes:

a. To create a compatible mixture of uses on a site, where such a mixture is desirable and consistent with adopted policies,

b. To fit a proposed use into an existing developed area in a compatible manner,

c. To permit density transfer within a site,

d. To assure that a site will be developed in a manner consistent with the general development plan and in the manner promised by the petitioner.

The principal characteristics of a special zoning district are its area plan, a form of a site plan sufficient to describe the essential features of the proposed development, and a specific list of uses that will be permitted on the site. Future use of the property must be in accordance with the approved district. Major changes in site layout or uses may only be permitted by a zoning amendment, which, in effect, would create a new version of the special district, if approved by the Township Board.

The township's current zoning ordinance has three special districts:

1. Planned Unit Development (PUD), intended primarily for residential developments;

2. Research and Research Applications (RRA), intended for research parks, such as Ann
Arbor Technology Park; and

3. Office Park (OP), intended for office parks, such as Domino's Farms.

Additional special districts might be created in the future.

4. Overlay Zones: Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to the regulations of the underlying, basic zoning district. For example, a parcel of land that is zoned A-1 has a minimum lot area requirement of 10 acres. The overlay district might permit lots as small as one acre but would limit the number of lots to that permitted at the 10-acre rate, plus a bonus. The district might also require that the permitted smaller lots be concentrated in certain areas of the parent parcel with the remaining land to be left undivided for agricultural uses. All regulations of the underlying district not in conflict with the overlay district would still apply. The township could use overlay districts to protect wetlands, woodlands, and stream corridors or to preserve open space and agricultural lands. As in the case of flood hazard regulation, the area that would be subject to an overlay zone regulation might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines, streets, or other features commonly shown on maps. In addition, the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore, overlay district regulations should be designed to recognize this fact and to provide a mechanism for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review.

5. Site Plan Review: Site plan review is a means of assuring that proposed developments will meet certain established standards of the township, including applicable policies in the general development plan. The review process should be a mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood, and to the policies in the general development plan, particularly those concerned with protecting valuable natural features. All new developments, except single-family detached residences less than 5000 square feet on individual lots and new farm buildings, should be processed through site plan review. Completion of all improvements shown on an approved site plan should be assured by appropriate financial guarantees.

B. Changes in Zoning Districts: Overlay districts for various protective zones, such as stream corridors, wetlands, and woodlands, should be kept as an option for future use. Negotiations during development reviews will provide opportunities for protecting such features. If experience with a negotiation approach proves unsatisfactory in the future, overlay zones should be reconsidered.

C. Major Changes in Regulations: A number of changes should be made in zoning regulations to help implement policies in the plan.

1. The list of permitted uses in the Agriculture (A-1) district should be reviewed to make the district compatible with its location in the township and with the intended character and purpose of the area.

2. A landscape buffer should be provided on residential land that abuts land designated in the plan for agricultural use.

3. The R-1 and R-1A districts should be revised to permit certain limited agricultural activities that are considered compatible with rural residences with certain minimum lot areas.

4. The statements of intent for the zoning districts should be changed to reflect policies in the general plan. These statements are an important link between the general plan and specific zoning regulations.

5. The cluster zoning provision, Section 11.13, should be deleted. The PUD district performs the same function in a more effective manner.

6. The list of major roads, in Section 11.17, which require additional front setbacks, should be revised to be consistent with the street policies of this plan.

SECTION 7.03 REGULATION OF LAND DIVISION

Land may be divided into smaller parcels by one of three methods--metes and bounds descriptions; platting under the Land Division Act; or the establishment of site condominia under the Condominium Act.

Metes and bounds divisions should be reviewed by the township to assure compliance with the zoning ordinance and other applicable township regulations. Such division is subject to the purposes and regulations of the applicable zoning district, including any special and/or overlay zoning district.

Subdividing, or platting, is regulated by the Land Division Act and the township's Land Division Ordinance adopted pursuant to that Act. The township's review process includes technical review by the township planner and engineer, study and recommendation by the Planning Commission, and action on the recommendation of the Township Board. The process is geared toward assuring zoning compliance, a proper relationship with neighboring properties, creation of buildable lots, sufficient vehicular and pedestrian circulation, provision of utilities, and the possibility of future street extensions. The subdivision review process should be used to assure protection of natural features and infrastructure planning at the developer's expense. The township review should be coordinated with reviews by county and state agencies.

Land may also be divided into site condominia under the state's Condominium Act. The creation of site condominia is a variation upon land division by subdividing, or platting. Although the Condominium Act does not provide for a specific review process, the Land Division Act does specify a review process for subdivisions, or plats, since the township's interests are the same in each case. The site plan review process should be used.

Wherever permitted, in addition to the duties above described, the review process should assure that there is adequate financial guaranty that the approved site plan will be completed and that the township's natural features are protected.

SECTION 7.04 INFRASTRUCTURE

A. Roads: All roads in Ann Arbor Township except state highways and private roads are under the jurisdiction of the Washtenaw County Road Commission. (State highways such as US23 and M14 are under the jurisdiction of MDOT.) Costs of road construction and maintenance are the responsibility of the County Road Commission or MDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads that might be needed to adequately and safely serve a new development. The developer should work out that share with the agency holding jurisdiction and all agreements should be in place before the township grants final development approval.

B. Public Utilities: The township's water and sanitary sewer systems were constructed by special assessment districts, and major extensions of these systems should be financed in the same manner. System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems.

C. Storm Water Drainage: On-site retention of storm water is required of all new developments. However, large-scale retention areas serving several properties, in place of a retention area on each property, should be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of properties served by the facilities. Proper long-term maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval.

7.05 Land Development Standards. The adopted standards are designed to implement policies of this plan by complementing regulations in adopted ordinances. They are also designed to clarify development regulations, standards, and procedures for applicants, Township officials, and the interested public. The standards are adopted by the Planning Commission and approved by the Township Board. The standards will be updated as needed.

7.06 Wetland and Watercourse Protection Ordinance. The ordinance was adopted to protect all wetlands in the township, whether or not regulated by the State, and to protect stream corridors. The ordinance is designed to implement wetland and stream corridor policies in this plan.

7.07 Natural Features Setback Ordinance. The ordinance was adopted to protect woodlands, specimen trees, stream corridors, and steep slopes. The ordinance is designed to implement natural policies in this plan.

7.08 Purchase of Development Rights. The township will study creating a program to purchase development rights for the purpose of preserving agricultural lands and open space areas.

7.09 Creekshed Planning. The Township Planning Commission, working with the Fleming Creek Advisory Council and the Huron River Watershed Council, will prepare a management plan for each creekshed in the Township. The plans will be adopted as special area plans in the Townships Comprehensive Plan.

7.10 Impervious Surface. The Township Planning Commission, working with the Huron River Watershed Council and the Washtenaw County Drain Commissioner's office, will prepare policies and standards for limiting impervious area in new developments in the township to the minimum that will be consistent with reasonable use of the land.

7.11 Storm Water Management. The Township Planning Commission will use studies made by various agencies to prepare policies and standards for managing storm water runoff in the township. These policies and standards will be consistent with regulations for wetlands and natural features and management plans for creeksheds.

7.12 Open Space Preservation. The Township Planning Commission will study policy and ordinance changes to preserve open space and agricultural land.

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PART 8

PLAN MONITORING PROGRAM

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 8 PLAN MONITORING PROGRAM

SECTION 8.01 INTRODUCTION

The planning process, in order to be effective, must be continuous; it must be a part of the day-to-day decisions that affect the physical character of the township. Thus, the general development plan must have a character that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process-if it is to be the official reference for discussions and decisions on many different matters-it must be kept up-to-date on a regular basis. A plan for revision of the general development plan is therefore necessary.

SECTION 8.02 BENEFITS OF A MONITORING PROGRAM

In addition to the benefit to the planning process of keeping the plan up to date, several other benefits will accrue to the township from a regular monitoring program. First, such a program broadens the area of community agreement on basic development policies over time. The process invites open reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions.

Second, review of the plan at regular intervals will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its shortcomings as well. Along with the plan's use in day-to-day decision making, a regular review process will assure that the plan will be a living document that its policies, while firm and definite, will not be frozen in time. Third, regular review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. A regular review program assures that issues requiring further examination will be studied at proper levels of detail at later times, and the policy changes resulting from such studies will be made in the plan.

SECTION 8.03 DESCRIPTION OF THE PROGRAM

The program will have two objectives: 1) to determine the extent to which the township is actually implementing the policies of the general plan, and 2) to determine whether the plan's policies are still desirable and appropriate in light of changing circumstances.

The basic part of the program will consist of an annual review by the Planning Commission; the results will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan affecting either a subject area or a geographic area. A major review of the general plan should be made at intervals no longer than ten years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions in perspective and to make proper adjustments. Annual reviews might indicate the need for a major review in less than ten years.

The actual components of an annual review will be determined by the Planning Commission at the start of the review. The following should be among the elements studied by the Commission; others might be added as events suggest.

1. Development proposals approved or denied: rezoning petitions, site plans, and subdivision plats.

2. Land use regulations: zoning ordinance and subdivision ordinance amendments made in the past year or expected to be needed in the future.

3. Annexations requested: approved or denied.

4. Building permits issued, by land use category; estimate of number of dwelling units, by type, added to the housing stock; estimates of current population of the planning area.

5. Sanitary sewer and water connections; estimate of sewage and water flows and relation to contracted capacities.

6. State equalized valuation, by assessor's categories; track changes in agricultural and developmental classifications.

7. Traffic counts; relation to road capacities.

8. Programmed road improvements.

9. Changes in public transportation service, past year and proposed in the future, that affect the planning area.

10. Land divisions, other than in approved subdivision plats and condominium site plans.

11. Major zoning and land use changes on the perimeter of the planning area in the past year and likely in the coming year.

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GLOSSARY

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

GLOSSARY

AATA: Ann Arbor Transportation Authority

Central Water and Sanitary Sewer Systems: As used in the plan, the term refers to the public systems provided out of a central water treatment plant for water supply and a wastewater treatment plant for sanitary sewerage.

Clustering: An arrangement of dwelling units, usually single family detached, that results in a tight grouping of a small number of units around a common, area or facility, such as an access road. The purpose of clustering is to reduce the size of the lot that is associated with each dwelling unit and to increase the land area in common open space.

Density: A measure of intensity of development. For residential uses it is commonly expressed as the number of dwelling units per acre of land (DUs/acre). For non-residential developments, such as office or commercial uses, density is expressed as the percentage of land area that is covered by the ground floor area of all buildings on the site, commonly referred to as ground floor coverage (GFC). A companion measure is floor area ratio (FAR), which is the ratio of the total floor area of all buildings on a site to the area of the site.

Density Transfer: The concept of density transfer is explained in Section 7.02A-2.

Drainage Corridor: A linear area that consists of a stream channel and adjacent land that, by topography, soil type, and vegetation, appears to be important to the functioning of the stream and its micro-environment.

Dwelling Unit: The dwelling unit is the building or portion of a building that is inhabited by one family. The typical house is one dwelling unit. A dwelling unit is sometimes referred to in the plan as a DU.

The plan refers to several types of dwelling units:

Single-family (SF) detached: A freestanding dwelling unit; a typical house.

Single-family attached: Two or more dwelling units attached at common walls. Each unit has its own ground floor access to the exterior and frequently has its own attached garage.

Multiple-family (MF): A building that contains a number of dwelling units. Access to these units is by common halls and entryways, frequently including stairs or elevators. A MF unit is commonly a rental unit in an apartment building, but may be a condominium unit.

Facilities Plan: The facilities plan is the plan adopted in 1976 as the basis for expanding the Ann Arbor area waste treatment plant and for obtaining the federal grant to finance that expansion. The facilities plan delineated the area that would be served by the expanded treatment plant and described the improvements to be made to the plant.

MDNR: Michigan Department of Natural Resources.

MDOT: Michigan Department of Transportation.

MGD: A measurement of water or sanitary sewage flow in million gallons per day.

PUD: An abbreviation for planned unit development, a special zoning district intended primarily for residential developments. The key features of the district include flexibility in the layout of lots and buildings and a preliminary type-site plan, called an area plan that shows the specific development that will be completed if the zoning district is approved.

SEMCOG: Southeast Michigan Council of Governments. Ann Arbor Township is a member.

Soils: The plan refers to soils with severe limitations for particular uses. The limitation ratings are assigned by the U.S. Soil Conservation Service. Soils in the township and the remainder of Washtenaw County are described and rated in the Washtenaw County Soil Survey.

Special Zoning Districts: These are described in Section 7.02 A-3 of the plan.

UATS: An abbreviation for Urban Area Transportation Study. The study is an on-going transportation planning process in the urban area. The urban area is defined as the townships of Ann Arbor, Lodi, Pittsfield, Scio, Superior, and Ypsilanti, and the cities of Ann Arbor, Saline, and Ypsilanti. Representatives of each municipality participate in the transportation planning process.

YCUA: The Ypsilanti Community Utilities Authority. The Authority provides water supply and wastewater treatment services to municipalities by contract.

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